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HomeMy WebLinkAboutPC PACKET 09.26.2024 � �V Agenda EST.w06 Hugo Planning Commission Thursday, September 26, 2024 Hugo City Hall 7:00 PM A. ROLL CALL: Andress, Arcand, Derr, Granger, Kelly, Kleissler, Lessard, Petty B. PLEDGE OF ALLEGIANCE C. APPROVAL OF MINUTES 1. August 8, 2024 D. PUBLIC HEARING 1. Craig Anderson — Minor Subdivision request to create two 10-acre parcels from a 20-acre parcel located on Jeffrey Avenue North. 2. Scott Neamy, 17220 Keystone Avenue North —Conditional Use Permit request to construct a 900 square foot building addition to be used as an accessory apartment. 3. Ordinance Amendment—Amending Sec. 90-103(b) to allow tobacco shops as a permitted use in the Central Business (C-1) Zoning District. E. NEW BUSINESS F. OLD BUSINESS G. ADJOURNMENT If you need accommodations for the Planning Commission meeting please contact Rachel Juba at (651)762-6304 or riuba@ci.hugo.mn.us,thank you. Minutes for the Planning Commission Meeting of Thursday, August 8, 2024 Chair Kleissler called the meeting to order at 7:00 pm. PRESENT: Andress, Arcand, Granger, Kelly, Kleissler, Lessard, Petty ABSENT: Derr STAFF: Rachel Juba, Community Development Director Max Gort, Associate Planner Pledge of Allegiance. Approval of Minutes for the Planning Commission Meeting of July 25, 2024 Commissioner Petty made a motion, seconded by Commissioner Arcand, to approve the minutes for the Planning Commission meeting of July 25, 2024. AYE: Andress, Arcand, Kelly, Petty NAY: ABSTAIN: Granger, Lessard, Kleissler Motion carried. Public Hearing: HW1, LLC c/o Summit Management, LLC. —Site Plan, Zoning Amendment, Comprehensive Plan Amendment, Conditional Use Permit, Variance, and Preliminary Plat applications to construct an 89-unit apartment building to be known as Frenchman Place 51"Addition Community Development Director Juba presented background on the requests from Summit Management to construct an 89-unit apartment building on a parcel located north of Frenchman Road, south of Rosemary Way, and east of the Victor Marketplace shopping center anchored by Festival Foods. The property is 12.96 acres in size, and has several easements running through it, including a sanitary sewer easement running north to south and an easement for an Xcel Energy gas line that bisects the property diagonally. The property to the north is zoned R-5 and is occupied by an apartment building, the properties to the east and south are zoned C-2 and are occupied by medical and commercial offices, and the property to the west is zoned PUD and is occupied by a shopping center. The Comprehensive Plan Amendment request is to change the land use designation from Commercial (COM) to High Density Residential (HD), the rezoning request is to change the property from being zoned C-2 to R-5, the site plan and conditional use permit (CUP) requests are for the apartment project and proposed public park, the preliminary plat request is to subdivide the parcel allowing the apartment and park to be on separate parcels, and the variance request is for the building height to be 39 feet, where a 35 foot height limit is required by ordinance. August 8, 2024 PC Minutes Page 2 The property is part of an approved preliminary plat called Frenchman Place, which had previously planned for the site to be occupied by two relatively large commercial office buildings. The applicant presented a sketch plan for an apartment concept on the site in 2022, which was reviewed by the EDA, Planning Commission, and City Council. The sketch plan showed access on both Rosemary Way and the private drive to the south, with long linear drive aisles and covered parking consisting entirely of detached garage stalls. Since the gas line easement bisects the property, the apartment had been shown entirely on the west side of the easement, with the development potential of the east side remaining unknown with limited upland. The commissioners and councilmembers who reviewed the sketch plan were generally concerned with site design, building design, and traffic circulation through the parking lot. The new site plan was designed to address these comments. The building is oriented facing Rosemary Way with a large attached garage building, fewer detached garage stalls, and the proposal of using the eastern portion of the property as a public park. The plan shows an outdoor gathering area as an onsite amenity for apartment residents. The applicant is proposing to dedicate 1.8 acres of buildable land for a public park to meet their park dedication requirements. In order to provide parking access for the park, staff is recommending that the city remove the no parking designation on the south side of Rosemary Way. The park design was presented to the Parks Commission at their June 26, 2024 meeting, and included a loop of 8-foot-wide asphalt trails. The site's new layout was intended to address concerns that commissioners had with traffic circulation and speeding. The plan includes some wetland impact, which have been reviewed and approved by the Technical Evaluation Panel (TEP). The landscape plan shows landscaping on the apartment property and the public park, and generally meets ordinance standards, but the applicant will need to revise plans to meet the required number of tree types. The architecture plan includes steel siding with accents of cast stone along the bottom at the main entrance and building corners. The applicant has attempted to meet the city's multifamily design guidelines, but staff will continue to work with them and recommend revisions to the building elevations to further comply. Revisions are expected to include having the garage roof match the roof of the building, including architectural features to break up the fagade, and have the colors of the garage doors blend in with the building colors. In general, staff is of the opinion that the applicant has put together a plan that will meet ordinance standards, but staff will continue to work with the applicant on revisions to the plans. Staff recommended approval of all applications for Summit Management. Commissioner Arcand asked about the difference between the Planning Commission approving all of the applications together versus separately. Juba responded that the Planning Commission could add conditions to specific resolutions if they were separated. Commissioner Arcand asked about the Parks Commission's recommendation, and if the city could construct a parking lot at a later date. Juba responded that the Parks Commission did discuss parking, but until the long-term plan for the park is determined, they were comfortable with allowing street parking. Commissioner Petty asked if there was a sidewalk on Rosemary Way now, Juba said yes. August 8, 2024 PC Minutes Page 3 Commissioner Andress asked about if there was a path from the apartment's outdoor amenity area to the park, Juba said that there is a sidewalk already there and that the apartment will connect to it. Andress asked if there are any concerns about the proximity of the sidewalk to the Dunn Brothers drive thru lane, Juba said that there is limited traffic now and that the city does not foresee any issues. The applicant, Mark Lambert of Summit Management, introduced himself to the Planning Commission. Lambert stated that the site was particularly challenging to design, and that they've received letters of support from surrounding businesses. Lambert mentioned some of the proposed building amenities including a car wash station in the garage. Commissioner Arcand asked if the windows shown on the attached garage building are transparent. Lambert stated that they are, and that he prefers natural light being able to get into a garage. Arcand asked if they've had any crime issues with windows looking into a garage, Lambert says that he hasn't decided whether to use the windows in the garage. Commissioner Andress said that he's seen a few different numbers for parking stall counts across various pieces of information, and asked which number was accurate. Lambert said that some numbers may have come from letters of support, and that the numbers on the submitted plans should be accurate. Andress asked about the tuck-under garage stalls. Lambert pointed to the garage stalls on the outside of the garage building with access from the parking lot, and stated that the water table and soils at the site make it difficult to construct underground parking. Juba stated that the current parking count exceeds the required minimum. Commissioner Granger asked about park maintenance and trail surfacing. Juba stated that the developer will pave the 8-foot-wide asphalt trails and that the city will maintain the park and trails after construction. Chair Kleissler asked if the Public Hearing was properly noticed to the public, Juba said yes. Chair Kleissler opened the Public Hearing at 7:36 PM Ann Brasse, 5965 138t" St N, said she was concerned with the building's proximity to the shopping center and traffic that would be generated, describing the parking lot at Festival Foods as being a bottleneck. Brasse stated that with the increased traffic volumes, that a traffic signal at the intersection with Everton Avenue and Frenchman Road should be considered. Brasse asked if the wetlands on the eastern portion of the property would be impacted, and was concerned about the water usage of a car wash inside the garage. Juba responded, stating that the access points for the apartment are only onto Rosemary Way, which is a major collector street and is designed to accommodate higher traffic volumes. Juba stated that the intersection with Everton Avenue and Frenchman Road is evaluated by Washington County every year, and currently does not need a signal. Juba stated that there are no wetland impacts proposed on the eastern portion of the property, and that the wetland impacts that are proposed have been approved August 8, 2024 PC Minutes Page 4 by the TEP. Lambert responded that the location on the property for the building was chosen due to natural constraints, and that the proximity to the shopping center would promote a mix of uses. Chair Kleissler asked if the applicant conducted a traffic study. Lambert stated that they did not conduct a traffic study, but that there may have been one when the original preliminary plat was planned. Kleissler asked if they had an estimate for vehicle trips, Lambert said that they typically average 1.25 cars per unit, therefore with 89 units he estimates approximately 100 vehicle trips in each direction per day. Lambert responded to the car wash concern, stating that the amenity is not comparable to a commercial car wash, and would be a fairly minimal set up with a hose. Commissioner Petty asked about traffic, saying she thinks there should be a four-way stop sign at the intersection of Victor Hugo Boulevard and the private drives accessing businesses to the east and west. Ann Brasse came back up and restated concerns with traffic in the area. No one else spoke. Chair Kleissler closed the Public Hearing at 7:46 PM Chair Kleissler stated that she likes that changes that have been made since the Planning Commission reviewed the sketch plan in 2022. Commissioner Andress said that lighting has been a discussion topic with previous applications, and asked whether this plan meets requirements.Juba stated that the lighting plan meets requirements for brightness control, and that staff is working with the applicant to get cut sheets of the light fixtures. Commissioners Arcand and Lessard said that the changes since the sketch plan have been positive, and that they think the project will fit well in the area. Commissioner Petty made a motion, seconded by Commissioner Arcand, to recommend approval of the Site Plan, Zoning Amendment, Comprehensive Plan Amendment, CUP, Variance, and Preliminary Plat applications. All ayes. Motion carried. The applications will be reviewed by the City Council at their August 19, 2024 meeting. New Business— Highway 61 Visioning Study Open House Juba invited the Planning Commission to attend the open house for the Highway 61 Visioning Study being held on Thursday, August 15, 2024 from 4:30 —6:30 PM. The project management teem will be August 8, 2024 PC Minutes Page 5 showing final layouts that were developed based on feedback received over the past few years of the study. Commissioner Arcand asked if there's an estimate on when reconstruction of Highway 61 may occur, Juba said not at this time. Juba said that the team has the overall design, and are now working on the jurisdictional transfer study which would eventually turn control of the road from MnDOT to Washington County. The County is requiring the improvements either be constructed or that MnDOT provides financial security for the improvements before the turnback is completed. Juba said that more could come on a timeline after that portion of the study is completed, but that improvements shouldn't be expected in the near future. Juba said that the residential code review project is currently underway with Landform, and that a workshop is being planned with the Planning Commission and City Council on September 12th at 6:00 PM. Old Business None. Adjournment Commissioner Petty made a motion, seconded by Commissioner Granger, to adjourn at 7:54 PM. All ayes. Motion carried. Respectfully Submitted, Max Gort, Associate Planner Agenda Number D.1 CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Max Gort, Associate Planner SUBJECT: Craig Anderson. Request for a minor subdivision for the property located on Jeffrey Avenue North. DATE: September 20, 2024 for the Planning Commission meeting of September 26, 2024 ZONING: Agricultural (AG) REVIEW DEADLINE: October 22, 2024 1. DESCRIPTION OF REQUEST: The applicant is requesting approval of a minor subdivision to create two 10-acre lots out of a 20-acre parcel. The property is not addressed, but is generally located west of Jeffrey Avenue North and north of 152"d Street North. 2. CONTEXT: A. Surrounding Land Use and Zoning The surrounding properties to the north, east, south, and west are zoned Agricultural and are developed as agricultural or residential homes. B. Natural Characteristics of Site The property has some sloping terrain with a steep drop off nearing a pond in the rear. There are approximately 8.5 acres of wetland on the property. 3. ANALYSIS: A. Level of City Discretion in Decision-Making The City has limited discretion in approving or denying a minor subdivision application. The City's discretion is limited to whether or not the proposed subdivision meets the standards outlined in the Comprehensive Land Use Regulations. If it meets these standards, the City must approve the subdivision. Lutz Minor Subdivision B. Consistency with Ordinance Standards Minor Subdivision Request Lot Size The Agricultural zoning district requires a minimum lot size of 10 acres with a 300-foot minimum width and a minimum depth of 480 feet. The two proposed lots each be 10 acres in size,with a lot width and depth that exceed the minimum requirements. Utilities The property is currently outside of the Metropolitan Urban Service Area (MUSA), which means the property is not eligible to receive City sewer and water. Services are not currently available to the site or planned for the site in the future. The parcel proposed to be future home sites and would need a new well and septic system. The applicant has submitted a soil test indicating that there is sufficient space on the new parcels that is suitable for a septic system as well as an alternative septic location. The locations have been approved by Washington County. Grading and Wetlands A grading plan will have to be submitted to the City prior to the issuance of a building permit for the proposed lot. The applicant shall demonstrate the building sites will comply with the City's regulations regarding building elevation related to groundwater. A permit will need to be obtained from the City for the location of the new driveway. Prior to the issuance of any building permit the applicant shall demonstrate that the proposed home and buildings will not impact any wetlands. Stormwater manaaement Prior to the issuance of any building permits the applicant shall demonstrate that the proposed parcels meet the Rice Creek Watershed District Rules regarding stormwater management and erosion control. Streets The proposed parcels have access to Jeffrey Avenue North, an existing County Road. At the time of application for a building permit, the applicant shall apply for a driveway permit as well as obtain any necessary permits from Washington County. Sidewalks/Trails Lutz Minor Subdivision There is a proposed trail in the 2040 Comprehensive Plan along Jeffrey Avenue North. Prior to the issuance of any building permit, the applicant will need to demonstrate that the proposed trail will not be impacted. Park Dedication and Open Space A park dedication is required of all land subdivided for residential purposes. The applicant will not be dedicating parkland with this project, and would therefore be responsible for the parkland dedication fee, currently set at $3,400 per lot. The applicant is only responsible to pay for the creation of 1 lot. 4. STAFF RECOMMENDATION: Staff is of the opinion that the requested minor subdivision meets the City Code requirements and guidelines outlined in the 2040 Comprehensive Plan. Staff recommends that the Planning Commission open the public hearing and take all comments. Staff recommends approval the minor subdivision subject to the conditions listed in the attached draft resolution to the Planning Commission. ATTACHMENTS: 1. Location Map 2. Minor Subdivision Survey 3. Draft Resolution Approving the Minor Subdivision 4. Sewage Treatment System Approval Letter , r J u� I - v o J.i. ism lk- A Yk a, .,y ► f s' • Site ;w Parcel Boundary selection Parcel Boundary �r Roads Anderson N � r — : F Minor Subdivision � Feet t.it-► Location Map EST-1908 Hugo, Minnesota 1 in = 500 feet EXISTING PROPERTY DESCRIPTION: (per Doc. No. I • I \\`\970 _____-------- Northeast corner Of the NE 1/4CERTIFICATE OF SURVEY That part of the South Half of the Northeast Quarter of Section 14, Township 31, Range 21, Washington County, Minnesota, of Sec. 14, TwP g 31, Rn 21 described as follows: I \ \�`� MINOR SUBDIVISION Beginning at the northeast corner of said South Half of the Northeast Quarter; thence South 00 degrees 35 minutes 43 t-_; seconds East, assumed bearing along the East line of said South Half of the Northeast Quarter, a distance of 637.00 feet; f-A I i t' thence North 89 degrees 17 minutes 04 seconds West, a distance of 975.00 feet;thence South 47 degrees 13 minutes 45 I \ `\\ `�� ``� `-- AXELROD JAY & JENNIFER THEISEN-AXELROD , / I ICv 1 1 seconds West, a distance of 223.10 feet;thence North 30 degrees 10 minutes 55 seconds West, a distance of 350.00 feet; I �\ `� \ PID NO. 1403121110013 _--'- I i°' thence North 10 degrees 45 minutes 00 seconds West, a distance of 500.00 feet to the North line of said South Half of the Northeast corner of the S 1/2 of the NE 1/4 Northeast Quarter; thence South 89 degrees 17 minutes 04 seconds East, along said North line, a distance of 1401.42 feet to I ,_ ---- ``. i \ I S89017'04"E 1401.42 / ,� 974 � ------ 489.87 1 / . I the Point of Beginning. - ,`- I\ I 878.54 , � 33_01 Sub ect to JeffreyAvenue North and an other easements of record. ii \ 474.57 \ \ '1\ I ' / PROPOSED PROPERTY DESCRIPTIONS: / \ \`` '\ \\\ ; , - so.00 I 215.00 I \ \ \ \ `- oo `'' \ / I _ -295.00- PARCEL A 1 ' \\ \ \ % o�o o, \\ i s' o Cr 11 `� Found 1/2" iron pipe -�� I \ \\ \ , North line of the S 1 2 of the NE 1 4 0 I That part of the South Half of the Northeast Quarter of Section 14, Township 31, Range 21, Washington County, Minnesota, `' \ \\ \ i\\ / / �' �,"' o o \ w/cap marked 41578 described as follows: \I\ \ ` ` `\ ,' -- \ ? / __-----II g // �� o- \ \�- Drainage and 1 11 \ }\ ` \ I ` � � � � t- Drainage and -� / �,� � \ � ` ��,' \ ?\ / ' _----- ,1 Utility \\ i/� �Ro`\ Utility / o II II \ \ rn o, ,I Easement , , oEasement �. o I Beginning at the northeast corner of said South Half of the Northeast Quarter; thence South 00 degrees 35 minutes 43 , , I \ �\ I \ \ , , w( - 972 0• �` seconds East, assumed bearin alon the East line of said South Half of the Northeast Quarter, a distance of 637.00 feet; ` ` r-- -� \ ` Io o I �I O o Co I d thence North 89 degrees 17 minutes 04 seconds West, a distance of 975.00 feet;thence South 47 degrees 13 minutes 45 , I , I \ I, -\ \ \ / 970 - I 'o o / \o%' \ a seconds West, a distance of 223.10 feet;thence North 30 degrees 10 minutes 55 seconds West, a distance of 350.00 feet; 1 1 , , I �\ o I I \ \ \ \ 1 / � I 1 0 \ �,� � � O \ 1 I E 1 1 , , \ \ \ I , Z O, OO\\ thence North 10 degrees 45 minutes 00 seconds West, a distance of 500.00 feet to the North line of said South Half of the I 1 , , I \ \ \ ,� \ I 1 / I �� yo. , ,_ 974 � Northeast Quarter; thence South 89 degrees 17 minutes 04 seconds East, along said North line, a distance of 1401.42 feet i ; ; \\\ \ ,k' `, �n\\ i i / k.� ✓- _ ,w- \ s�°:','' `�\ tis2. II �`\ V ti 0'00' 1 I \ ( A A S81 3 to the Point of Beginning. o``� a2.00__,== - OO. \ ` \ \ N \ \ \ \ ,\ I I 972; - Soil Test , 0, � � `� >> Except the following described property: \ ` \ w \ \ \ 1 I I , , 2 Area 4G c3\ _ \ \ \ 1 I I i 9,371 Commencing at the northeast corner of said South Half of the Northeast Quarter;thence South 00 degrees 35 minutes 43 \ \ \\ \ \ \ \ \\ ` `� o\ , I I ; `\\ `\ SB P5 `\ �,' _---- _ \\ ---i--- i Z seconds East, assumed bearing along the East line of said South Half of the Northeast Quarter, a distance of 317.37 feet; \, , �\`\ '\ \ \ `\ o`\ i I / 1 \ I , \ , , \ ELEV=973.0 - 976 I, I 1 0 thence continue South 00 degrees 35 minutes 43 seconds East along said East line of the South Half of the Northeast , \\`\ `\ \ \ `\ \\`\ i I ` ` 11 `\ ` ` ' I , _ _ �' 1 W c Quarter, a distance of 319.63 feet;thence North 89 degrees 17 minutes 04 seconds West, a distance of 975.00 feet;thence ` ' 1 Z ` �- Drainage and Utility �\ \I \\� i I I ` ` SB P6 11 i /' `� 54.83`- g \ 1 I , \ , 9 Y - I I \ 1 , , PARCEL A r- Possible driveway `� x S89°24'17"W I 0 Z South 47 degrees 13 minutes 45 seconds West, a distance of 223.10 feet; thence North 30 degrees 10 minutes 55 seconds `\ I \� o \ Easement \ \\ \\ `�\ �\ \ \\ \\ ELEV=973.6 \� i �,'� location `�\ `�\ i rn T W �N z West, a distance of 350.00 feet;thence North 10 degrees 45 minutes 00 seconds West, a distance of 176.25 feet to a line `\ \� , ; I \ `�\ \ \ �� \ 00 1 ,,, 1 I _ \ \ , � ,o a 00 bearing North 89 degrees 17 minutes 04 seconds West from the Point of Beginning;thence South 89 degrees 17 minutes 04 `\\\; II 11 0 'o \Q N seconds East, a distance of 1344.32 feet to the Point of Beginning. 0 ° o oW w oz o i , , I , �, \ ,�' `\ \ �A , 1 I I I 1 BYRON A ANDERSON & HELEN A ANDERSON TRS , i r m IY Z ci N TOGETHER WITH I , , , , I \ 1 ll An easement for drainage and utility purposes over that art of said South Half of the Northeast Quarter described as follows:I '� 1 ' �� I ' ` I\ --- \ \\ 1 ' ; \ ` �, PID NO. 1403121140001 1 1 \I o Li L.L , Ln o \ g Y p p p S89`17 04 E 1344.32 / ` \ ` I I ` 00 - ` Commencing at the northeast corner of said South Half of the Northeast Quarter;thence South 00 degrees 35 minutes 43 I '1 ; ; 1 I �, o ; 538.00 -;�\ ,_ I I ' \\ \� ; I 1 ----_ ` `"� to o a, seconds East, assumed bearing along the East line of said South Half of the Northeast Quarter, a distance of 317.37 feet; I i ', ; I ; ; �' 573.42 I\ r, 1 806.32 ' / i 1 1 �� LO O ,n Q thence North 89 degrees 17 minutes 04 seconds West, a distance of 806.32 feet to the point of beginning of the easement I i ; �� I ; % .1 I Q / I' 377.44 fit- -- 360.45 I __-' , ,lei 0 0 i,,ya 1 1 i l i t N88.55'36"Elm , / to be described;thence continue North 89 degrees 17 minutes 04 seconds West, a distance of 538.00 feet;thence North 10 I , ; I ; I II ' \ \\ \I 0 ' / ' ' I 72.00 - ' i 33.01-� I voj o g a distance of 323.75 feet to the North line of said South Half of the Northeast Quarter; I ; ', \ I '\ \ 1\ \ \ I I'1 0' / i ' ; o��' i ;/--------- �`� a) degrees 45 minutes 00 seconds West, \ \ , , I , / thence South 89 degrees 17 minutes 04 seconds East along said North line of the South Half of the Northeast Quarter, a \ I \ ` \ \ ` \ \ 1111- ' \ i i i I off', I\ \ I I 1 � 'I i I +, distance of 474.57 feet;thence South 21 degrees 13 minutes 15 seconds East, a distance of 342.06 feet to the Point of , , \ , \ \ \�\ , , 1 10 / , , , I \ I 1 ti I ; 1= , , v, Beginning. \ \ ; \ \ \ \,, , 1 , N / , , , II , \ I 9 9 I \ \ I \ 1 rn I I 1 1 - , ; I �, /'I I \ ` °' I n' / ; 1 Ld , I I I 1;� � i `� _ i' i , 980 1 I / \ , \ 1 / I DMj' 11 /i \\�� \ 11 0 1 V TOGETHER WITH 1 I j I 1 `\ \ 1� I I I 1 V) / I T n i r �\ ^ , �O, 1 \O. 1 1 , \ \ M / / i l i i i \ i i' ,' i / O / III ` \ , \ I - I An easement for drainage and utility purposes over that part of said South Half of the Northeast Quarter described as follows: ; ` ` \ \ ` \ ` ` \ ; ' ; 1 / I 1 r- ` / / J 1 A) o ; 1 F ; Beginning at the northeast corner of said South Half of the Northeast Quarter; thence South 00 degrees 35 minutes 43 `\\` \` \\ \ \` �\ \` \� I , ; , �Kb I " \o: \ \ \ \ \ \\ �\ \\ \ ,' ,' 1 1 1 11 m j I seconds East, assumed bearingalongthe East line of said South Half of the Northeast Quarter, a distance of 186.00 feet; \` ` \ �\ ` �' ' I� thence South 89 degrees 24 minutes 17 seconds West, a distance of 54.83 feet; thence North 52 degrees 30 minutes 00 \ \ \ 111 1 \ \Co 0O\ \ \ ` \ \V 1 \` �- MNDNR Division of Waters ----------�'� .'� '��, � ' ,; I 1 I I G,3 ---- \ ` ��.� �- ', �.,' �;_,' , seconds West, a distance of 112.47 feet;thence North 40 degrees 00 minutes 00 seconds West, a distance of 100.00 feet; \ \ `� \ \\�\I / _ ' , , ^ \ \ " _, }� / / / ` r �' - Drainage and -�� \ \ �\ \ \ r \ Protected Wetland Area 82-144W "--/ ,N \ \ , \ 1 g thence North 11 degrees 00 minutes 00 seconds West, a distance of 45.00 feet to the North line of said South Half of the \ \ \\ , \ \ i , \ \ \ \ \ \ \ Ed e of Water located on 11 08 22 / / 1`o , i I ��\ , Utility Northeast Quarter; thence South 89 degrees 17 minutes 04 seconds East along said North line of the South Half of the \\`�\\\`�\\�\�`�\� \ 1 g / / �/ ; w , 1 �,' i o\ ��_ ' Easement \ \ \ / i i 1 \ I 1 i I 1 -\\ \ j x \I -� S89°24'17"W 170.00 Northeast Quarter, a distance of 215.00 feet to the Point of Beginning. \ \\\\ \\\� \ t , , I 1 , o \ \\ PARCEL B I �: y�---------------------- , / i fi I I \ x o o 1 m NO 0 o TOGETHER WITH ` ` \ \�`�\��i \ '' , ' ' I 982 , ` 1 1 1 l \ \ \ \ \ \ \ / / i 1 I 1 1 --------------- \ \ ` 1 `\ I o An easement for drainage and utility purposes over that part of said South Half of the Northeast Quarter described as follows: \\\ \\\�\`�\��\\ Drainage and Utilityto Commencing at the northeast corner of said South Half of the Northeast Quarter;thence North 89 degrees 17 minutes 04 `� `�`�\\`�\��`\ Easement �\ / ,' �' i % I ` ` 11 i ' ' o` I -------i� ` 1 0 oo \� \ \\I Soil Test / i i I i \\ ' �_ `I ` I i N i 1 seconds West, assumed bearing along the North line of said South Half of the Northeast Quarter, a distance of 295.00 feet to \ \\ \\\\\\ \\ \\\\ ��,���, \ \\ \� i Area , , / 1 / / , \ , __ o the Point of Beginning of the easement to be described;thence South 21 degrees 41 minutes 33 seconds West, a distance \ \ \\ �` \ \ ` ' �� \ \ I` 9,756 I I I ��`\ ------- - _ 9 9 9 \ ' li ` \ I 1 / I I i 164.00 m' , 1 of 86.18 feet'thence South 54 degrees 30 minutes 00 seconds West a distance of 110.00 feet'thence South 81 degrees \ `�\`\ �,.� ` I Sq. Ft. I ------s84•oo'00"w 30 minutes 00 seconds West, a distance of 82.00 feet;thence North 44 degrees 00 minutes 00 seconds West, a distance of \ \ `� \ �� `�\\\ \ / ,' ; �� \ I `ELEV=9��.1 I ; / , ---------- A \ �\ \\ \ \ / , , , 1 \\ \ \\ 1 1 \ SB P2 I \ / Possible driveway -T �� / 45.00 feet;thence North 09 degrees 30 minutes 00 seconds East, a distance of 60.00 feet;thence North 34 degrees 30 \ , \\\�2� \ , �, , \ I \ ELEv=978. \ ' ' minutes 00 seconds East, a distance of 81.00 feet to the North line of said South Half of the Northeast Quarter;thence South ` ` ` ` \` oo \� / ,� ; , \ \ \ 1 1 .\ ,� location 1 �\ \\ o / 89 degrees 17 minutes 04 seconds East along said North line of the South Half of the Northeast Quarter, a distance of \ I \` �` \` \`\ ��\� \ \\ % �'�� \� \ �` `1 `\ \\ \ - �� I I m 9 g \ I \\ \\ \\ \\ \ \\Noes` \ \ �' i ' ` `�-----1------L-----� � �-- - ��`� �` ; 178.00 feet to the Point of Beginning. L� \ \ \ \ \ �\cS; \ \ \ \ 59.00 916.00 \ \ �� \\ \ \\`\GL \ 1 95.32 _IX_ x x _ ` ❑--_ i , / , Subject to Jeffrey Avenue North and any other easements of record. \, `\ \ \ \ \ ` cry \ ; ,;_i " - I I ' 1 I 1 1 846.67 i % 1 ' 976 -- PROPOSED PROPERTY DESCRIPTIONS: `\ \ o / I I 1 I I N89-17'04"W 975.00 �, � I \\ `� `� \ �� \ O� � l i � � i l ' ao PARCEL B `� I \ \ \ \ `� \ \ \ i i i / 1 ' cD ' i `�i That part of the South Half of the Northeast Quarter of Section 14, Township 31, Range 21, Washington County, Minnesota, \\`-,yl ��\�` `� \ ���`\\\\\`� \ orb ; ; ; i l i I rn j ; ---� i \ �`\ Existing WENDT BRYAN & RACHEL described as follows: \ \ Field Approach Irl \ \ \ 1 I \ \ \ , , , o PID NO. 1403121130002 50 x x x \` \�\ ��` \\\\ c\, I \\ m i i D� i / �� .'� > i 984 Commencing at the northeast corner of said South Half of the Northeast Quarter;thence South 00 degrees 35 minutes 43 `� `� `\ \ \ \ 0>\3 CD I o ^ , v \ \ \ o rn 1 0� rn ^N � , i Existing seconds East, assumed bearing along the East line of said South Half of the Northeast Quarter, a distance of 317.37 feet; \ �� �� `� ��\ \\ \ \ ��1 i , ' o �; ; ��' / , g�2 Buildingtk thence continue South 00 degrees 35 minutes 43 seconds East along said East line of the South Half of the Northeast Quarter, a distance of 319.63 feet; thence North 89 degrees 17 minutes 04 seconds West, a distance of 975.00 feet;thence \ \� �` \I �`� \\\`���\�� cV \ , \ SURVEY NOTES: South 47 degrees 13 minutes 45 seconds West, a distance of 223.10 feet;thence North 30 degrees 10 minutes 55 seconds \ \ ���� 7. The current City of Hugo regulations governing building elevations are as follows: r Cv West, a distance of 350.00 feet;thence North 10 degrees 45 minutes 00 seconds West, a distance of 176.25 feet to a line \\\� - - 1. Orientation of this bearing system is based on the Washington Count Coordinate System 1 00 g Y 9 Y Y I 1 l i i bearing North 89 degrees 17 minutes 04 seconds West from the Point of Beginning;thence South 89 degrees 17 minutes 04 LEGEND NAD83 1986 ad'. Lowest Building opening elevations shall meet the following criteria: • DENOTES A FOUND 1/2 IRON PIPE ( � ) At least 3 feet above the 100- seconds East, a distance of 1344.32 feet to the Point of Beginning. year high water elevation of adjacent surface waters � MONUMENT W/CAP MARKED LS Lowest floor elevations shall meet all of the following criteria TOGETHER WITH 49021 UNLESS NOTED OTHERWISE 2. No address has been assigned to this property. PID No. 1403121140001 At least 2 feet above the 100-year flood elevation of adjacent surface waters An easement for drainage and utility purposes over that part of said South Half of the Northeast Quarter described as follows: O DENOTES A SET 1/2" IRON OPEN PIPE At least 1 foot above the emergency overflow of adjacent wetlands or ditches Commencing at the northeast corner of said South Half of the Northeast Quarter;thence South 00 degrees 35 minutes 43 MONUMENT 3. Existing Acreage: = 871,200 Sq. Ft. or 20.00 Acres At least 4 feet above the currently observed groundwater elevations in the area (based on a soil boring at the building site) seconds East, assumed bearing along the East line of said South Half of the Northeast Quarter, a distance of 637.00 feet; DENOTES A SECTION CORNER MONUMENT 4. Proposed Lot Areas: Parcel A - 435 600 Sq. Ft. or 10.00 Acres At least 2 feet above the elevation of any known historic high groundwater elevations for the = 1 1, N thence North 89 degrees 17 minutes 04 seconds West, a distance of 916.00 feet to the point of beginning of the easement 0 1 � ELEC POLE Parcel B = 435,600 Sq. Ft. or 10.00 Acres area � I to be described;thence continue North 89 degrees 17 minutes 04 seconds West, a distance of 59.00 feet;thence South 47 See soil boring report prepared by David R. Brown for mottled soil depths. 0 1 �, degrees 13 minutes 45 seconds West, a distance of 223.10 feet;thence North 30 degrees 10 minutes 55 seconds West, a TELE PEDESTAL 5. The property is zoned as AG Agricultural (per City of Hugo Zoning Ma z i o s6 p p Y ( ) g (P Y g g p) 8. The property lies distance of 350.00 feet; thence North 10 degrees 45 minutes 00 seconds West, a distance of 176.25 feet;thence South 89 O SOIL BORING Building Setbacks: (per City of Hugo Zoning District Regulations) p p yes within Zone X, areas determined to be outside the 0.2% annual chance 0 floodplain and portions of the property do lie in Zone X, other flood areas, areas of 0.2% 0 60 120 , M degrees 17 minutes 04 seconds East, a distance of 538.00 feet;thence South 06 degrees 24 minutes 29 seconds East, a � Minimum Parcel Requirements: 1 � BITUMINOUS SURFACE annual chance flood; areas of 1% annual chance flood with average depths of less distance of 105.00 feet; thence South 12 degrees 13 minutes 21 seconds West, a distance of 88.00 feet;thence South 37 Front Yard: 40 feet Minimum Parcel Size: 10 Acres / 3 degrees 51 minutes 57 seconds West, a distance of 162.00 feet to the Point of Beginning. -x x x x X FENCE WOVEN WIRE Side Yard: 20 feet Minimum Parcel Width: 300 feet than 1 foot or with drainage areas less than 1 square mile; and areas protected by levees SCALE IN FEET) ; w Rear: 50 feet Minimum Parcel Depth: 480 feet from 1% annual chance flood per FEMA Map No. 27163C0145E, effective date February 3, TOGETHER WITH OHE OVERHEAD ELECTRIC 2010. BOUNDARY LINE An easement for drainage and utility purposes over that part of said South Half of the Northeast Quarter described as follows: Building Setback lines are not shown on the survey. . -- RIGHT OF WAY EXISTING 9. This survey was done without the benefit of a title commitment. - • - Commencing at the northeast corner of said South Half of the Northeast Quarter;thence South 00 degrees 35 minutes 43 SECTION LINE 6. Contours shown are LIDAR derived on NAVD 88 datum provided by MNDNR. There may be additional easements that affect the subject properties that are not shown on seconds East, assumed bearing along the East line of said South Half of the Northeast Quarter, a distance of 488.37 feet; The electronic LiDAR data was ordered and received on 08/11/2023. the survey. thence South 89 degrees 24 minutes 17 seconds West, a distance of 170.00 feet to the point of beginning of the easement QUARTER LINE to be described;thence South 02 degrees 30 minutes 00 seconds East, a distance of 54.00 feet;thence South 84 degrees - - SIXTEENTH LINE DATE AMENDMENTS BY PREPARED FOR: CRAIG ANDERSON FDRAWN August 15,2023 ■ 00 minutes 00 seconds West, a distance of 164.00 feet;thence North 21 degrees 00 minutes 00 seconds West, a distance PROPOSED PARCEL LINE I HEREBY CERTIFY THAT THIS SURVEY, PLAN,OR REPORT WAS PREPARED BY AS SHOWN 10/12/23 ADDED SOIL BORING ELEVATIONS,LOWEST FLOOR ELEVATIONS, PROPOSED DRIVEWAYS SMK of 139.00 feet;thence North 30 degrees 10 minutes 43 seconds East, a distance of 102.00 feet;thence North 88 degrees 55 ----------------- EASEMENT LINE ME OR UNDER MY ECT SUPERVISION AND THAT I AM A DULY LICENSED SMK 10/24/23 ADDED PRIMARY AND SECONDARY SEPTIC LOCATIONS AND POSSIBLE SEPTIC SYSTEM TYPES SMK LAND SURVEYO ER THE LAWS OF THE STAT F NESOTA.minutes 36 seconds East, a distance of 72.00 feet;thence South 30 degrees 30 minutes 00 seconds East, a distance of LOT LINEW DS 172.00 feet to the Point of Beglnning. JMB 8/22/24 ADDED NEW SOIL BORING LOCATIONS TO DRAWING. SMK WETLAND EDGE DELINEATED BY ARCHITECTS ■ ENGINEERS ■ SCIENTISTS ■ SURVEYORS Subject to Jeffrey Avenue North and any other easements of record. JACOBSON ENVIRONMENTAL, PLLC FILE NUMBER: 2023-1 1 1 44 Shawn M.Kupcho L.S. DATE:8/15123 LIC.NO. 49021 RESOLUTION 2024-XX APPROVING A MINOR SUBDIVISION FOR CRAIG ANDERSON FOR PROPERTY LOCATED ON JEFFREY AVENUE NORTH WHEREAS, an application has been filed by Craig Anderson that requests approval of a minor subdivision for property located on Jeffrey Avenue North. WHEREAS, the subject property is legally described as follows: See Attached WHEREAS, the Planning Commission has reviewed said request at a duly called Public Hearing on September 26, 2024, and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the minor subdivision for Craig Anderson, subject to the following conditions: 1. A minor subdivision is approved to allow the creation of two lots, in accordance with the plans and application received by the City on October 11, 2023, October 12, 2023, July 23, 2024, and August 23, 2024. 2. Prior to recording the minor subdivision: a. The park dedication shall be cash-in-lieu of dedication for a total of$3,400. b. A 50-foot-wide roadway easement shall be dedicated to Washington County for the right-of-way for Jeffrey Avenue North. 3. Prior to issuance of any building permit: a. The applicant shall provide a grading plan that reflects the current topography and proposed grading. b. The applicant shall demonstrate that the parcels are able to meet the Rice Creek Watershed District Rules. c. The applicant shall demonstrate the building sites will comply with the City's regulations regarding building elevation related to groundwater. d. The applicant shall demonstrate that the proposed home and buildings will not impact any wetlands. e. The applicant shall demonstrate that the proposed trail along Jeffrey Avenue North will not be impacted f. The applicant shall obtain a driveway access permit from Washington County g. The applicant shall obtain a septic permit from Washington County Resolution 2024- Page 2 ADOPTED by the City Council on October 7�h, 2024. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk Washington Public Health and Environment 1 County David Brummel, Director Jill Timm, Deputy Director Subdivision/Lot Split Review On October 61h, 2023,the Department received a subdivision/lot split septic permit application for a lot split in the City of Hugo. On March 11th, 2024, and April 101h, 2024, representatives from the Department conducted soil observations on the parcel 1403121140001. Based on the soil observations conducted by Department representatives and the submitted soil observations conducted by Dave R. Brown (1-3649), the proposed lots appear to have 10,000 sqft of suitable soil for individual sewage treatment systems. It should be noted that the soil testing conducted for these lots was preliminary and only for the purpose of determining suitability of these lots to support long-term sewage treatment. Section 9.5 of the Washington County Development Code, Chapter 4, Individual Sewage Treatment System Regulations (Washington County Ordinance#206)states: Complete soil testing on each individual lot must be conducted prior to permit issuance independent of any prior subdivision or lot approval testing. For permit issuance, a minimum of four(4)soil observations encompassing the proposed sewage treatment area are required.At least one soil observation must be performed in the portion of the soil treatment area anticipated to have the most limiting conditions. Larger areas may be required where conditions of use, soils, topography, or vegetation require. If you have any questions or comments, please contact me at 651-430-6819. Sincerely, "6-nadan Jonathan Hinks Environmental Specialist Q`SE�HEALTH�fn A great place to live, work and play...today and tomorrow �4 ART �? Government Center•14949 62nd Street North•P.O.Box 6•Stillwater,MN 55082-0006 • . Telephone:651-430-6655•Fax:651-430-6730•TTY:651-430-6246 •ada•,• e www.co.washington.mn.us yF9�TH ACCRED�jPS`O� Washington County is an equal opportunity organization and employer Agenda Number D.2 CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Max Gort, Associate Planner SUBJECT: Scott Neamy, 17220 Keystone Ave N Conditional Use Permit for the property located at 17220 Keystone Avenue North DATE: September 23, 2024 for the Planning Commission Meeting of September 26, 2024 LAND USE: Agriculture (AG) ZONING: Agricultural (AG) REVIEW DEADLINE: October 27, 2024 1. DESCRIPTION OF REQUEST AND BACKGROUND: The applicant is requesting approval of a conditional use permit(CUP) to construct a 900 square foot addition for an accessory apartment at the property located at 17220 Keystone Avenue North. Accessory Apartments are allowed as a conditional use in the Agricultural (AG) zoning district. The applicant has stated that the purpose of the accessory apartment is to provide care for a family member. 2. CONTEXT: A. Surrounding Land Use and Zoning The properties to the north, west, and south are zoned and guided as Agricultural and consist of large lots occupied by single family homes and agricultural uses. The properties to the east are located in May Township and are zoned Rural Residential. B. Natural Characteristics of Site Page 2 The site is approximately 10 acres in size, and the property owner also owns the adjoining 10 acre parcel to the north. The property has some sloping terrain with the house being located on the highest point of the site. There is some wetland on the eastern portion of the property that will not be impacted by this request. There are also a number of trees that provide screening from view of the road. 4. ANALYSIS: A. Accessory Apartment Performance Standards 1. Accessory Apartments must comply with the city building code and the rules of the county health department. The applicant must obtain a building permit if the CUP request is approved. Prior to the issuance of a building permit, the applicant must obtain any necessary permits from Washington County. These are included as conditions in the CUP. 2. The structure in which an accessory apartment is located must be owner-occupied. The accessory apartment is proposed to be attached to an owner-occupied single-family home. 3. No separate driveway or curb cut shall be allowed for an accessory unit. The accessory apartment will be served by the existing driveway. 4. There shall be no more than one accessory apartment within any single-family structure. The applicant is not proposing any additional accessory apartments. 5. The accessory apartment may not be located in or above a garage or other accessory building except in the agricultural zoning district. The accessory apartment is proposed to be located within an at-grade building addition to the existing single-family home. 6. The accessory apartment must contain its own toilet, bathtub or shower, and kitchen facilities. The applicant has indicated that the accessory apartment will contain its own kitchen and bathroom facilities. 7. The accessory apartment must not require a variance to any building setback, height, or maximum impervious surface standard established in this chapter. The proposed accessory apartment does not require any variances. 2 Page 3 B. Conditional Use Permit General Standards The Planning Commission must review the application for a conditional use permit with the standards provided in Section 90-37 in the City Code. Staff used these standards to review the application and found that the request meets the applicable standards as follows: 1. The proposed use is permissible by law. An accessory apartment is only permitted in the Agricultural zoning district by a CUP, but is otherwise permitted by law. 2. The proposed use is keeping with the spirit and intent of the ordinance. The spirit and intent of the ordinance is to allow for living facilities dedicated for the use of persons living separately from others in the building, while maintaining a single family residence as the primary use of the property. The existing building has an area of 2,710 square feet, of which 1,798 square feet is occupied by the house. The proposed building addition is approximately 900 square feet, so staff is considering its footprint to be accessory to the existing building. The proposed building addition will not dominate the appearance of the property or the house it is attached to. The requested accessory apartment is keeping with the spirit and intent of the ordinance. 3. The proposed use is compatible with the City's Comprehensive Plan, and the character of the surrounding area. The use will not substantially alter the residential character of the property, which is a typical use in areas that are zoned and guided as Agricultural. The City's Comprehensive Plan identifies this area as Agricultural. 4. The proposed use has adequate drainage, water supply, electrical, gas, and sewage treatment facilities. Staff does not foresee any problems with utilities or drainage. Prior to the issuance of a building permit, the applicant must obtain a septic permit from Washington County. This is a condition listed in the CUP. 5. The proposed use has adequate road access. The use has adequate access onto Keystone Avenue North via the shared driveway on the adjoining parcel to the north. 3 Page 4 6. Technical Evaluation of Floodplain. The use is not located within the floodplain. 7. The proposed use should not increase the potential for flood damage. The use is existing and does not obstruct the floodplain or increase the potential for flooding. 8. The proposed use will not damage or reduce the benefits the public receives from public waters. The use does not damage or reduce the benefits from any public waters. 9. The use of watercraft on public waters. The use does not involve the use of watercraft. 10. All structures shall be screened from view of public waters. The use is screened and is not visible from any public waters. 11. Wetland impacts. The use does not impact any wetlands. 12. All state and local permits shall be acquired for the conditional use. The applicant will be responsible for obtaining all state and local permits. 13. Adequate screening and buffering from non-compatible uses and public rights-of-way. There are some trees that act as a screening measure between the existing house and the road. The house and proposed building addition are set back approximately 750 feet from the road, and the proposed building addition will not dominate the appearance of the property from view of the road. Staff finds that the request meets all of the requirements necessary to approve a Conditional Use Permit. 5. CONCLUSION/RECOMMENDATION: Staff finds that the proposal meets all the requirements necessary for the City to approve a conditional use permit. Staff recommends that the Planning Commission approve the CUP subject to the conditions in the CUP and the resolution. 4 Page 5 ATTACHMENTS: 1. Location map 2. Proposed Conditional Use Permit 3. Resolution 4. Application Plans and Attachments 5 �r N 0 A N 7 N Y r - n _ o Awl CO r A 1k fr N 170th Street North �.Y4— ap Site �� ham:• � �, Y7 CI Parcel Boundary selection r F—� Parcel Boundary Roads ciTv of 17220 Keystone Ave N N 0 175 350 A Feet Esr.isos Location Map Hugo, Minnesota 1 in = 300 feet CITY OF HUGO CONDITIONAL USE PERMIT DATE OF APPROVAL: October 7, 2024 OWNER: Scott Neamy and LeAnn Neamy ADDRESS FOR WHICH CUP IS GRANTED: 17220 Keystone Avenue North LEGAL DESCRIPTION: See Attached ZONING DISTRICT: Agricultural (AG) THIS CONDITIONAL USE PERMIT ALLOWS FOR THE FOLLOWING: A 900 square foot building addition to the existing house to be used as an accessory apartment. THIS CONDITIONAL USE PERMIT IS APPROVED SUBJECT TO COMPLIANCE WITH THE FOLLOWING SPECIAL CONDITIONS: 1. The proposed use is allowed by conditional use permit and shall be accessory to the residential use of the property. 2. Prior to the issuance of a building permit, the applicant shall obtain a septic permit from Washington County. 3. The applicant shall obtain all necessary state and local permits. 4. The conditional use permit shall comply with the plans received by the city dated June 26, 2024 and August 28, 2024. 5. The structure in which the accessory apartment is located must be owner- occupied. 6. No separate driveway or curb shall be allowed for the accessory unit. 7. There shall be no more than one accessory apartment located at this property. 8. The accessory apartment may not be located in or above a garage or other accessory building. 9. The accessory apartment must contain its own toilet, bathtub or shower, and kitchen facilities. Page 2 of 3 Dated: , 2024. Tom Weidt, Mayor STATE OF MINNESOTA ) ) ss. COUNTY OF WASHINGTON) On this day of , 2023, before me, a Notary Public, personally appeared TOM WEIDT, Mayor of the City of Hugo, a Minnesota municipality within the State of Minnesota, and that said instrument was signed on behalf of the City of Hugo by the authority of the City Council of the City of Hugo, and TOM WEIDT, mayor, acknowledge said instrument to be the free act and deed of said City of Hugo. Notary Public Page 3 of 3 Dated: , 2024. Title: STATE OF MINNESOTA ) ) ss. COUNTY OF WASHINGTON) On this day of , 2023, before me, a Notary Public within and for said County, personally appeared , to me known as the person described in and who executed the foregoing instrument, who stated that they are the owners of the property this permit applies to, and acknowledged that they executed the same as their free act and deed. Notary Public This document was drafted by: Hugo City Council 14669 Fitzgerald Ave N Hugo, MN 55038 This Conditional Use Permit supersedes any Permits for this use that were previously recorded. RESOLUTION 2024-XX APPROVING A CONDITIONAL USE PERMIT FOR SCOTT AND LEANN NEAMY TO CONSTRUCT AN ACCESSORY APARTMENT FOR THE PROPERTY LOCATED AT 17220 KEYSTONE AVENUE NORTH WHEREAS, Scott and LeAnn Neamy have requested approval of a conditional use permit to allow the construction of a 900 square foot building addition, to be used as an accessory apartment, at the property located at 17220 Keystone Avenue North. WHEREAS, the property is legally described as follows: See Attached WHEREAS, the Planning Commission has considered the request on September 26, 2024, at a duly called a public hearing and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF HUGO, MINNESOTA, that it should and hereby does approve the conditional use permit to allow the construction of a 900 square foot building addition to be used as an accessory apartment, subject to the following findings: 1. The use is permissible by law. 2. The spirit and intent of the ordinance is to allow for living facilities dedicated for the use of persons living separately from others in the building, while maintaining a single- family residence as the primary use of the property. The existing building has an area of 2,710 square feet, of which 1,798 square feet is occupied by the house. The proposed building addition is approximately 900 square feet, so staff is considering its footprint to be accessory to the existing building. The proposed building addition will not dominate the appearance of the property or the house it is attached to. The requested accessory apartment is keeping with the spirit and intent of the ordinance. 3. The use will not substantially alter the residential character of the property, which is a typical use in areas that are zoned and guided as Agricultural. The City's Comprehensive Plan identifies this area as Agricultural. The proposed use is compatible with the City's comprehensive plan and the character of the surrounding area. 4. The proposed use has adequate drainage, water supply, and utilities. 5. The property has adequate road access from Keystone Avenue North. 6. The site is not located within a floodplain area and the project is not proposing any impacts to floodplain. 7. The site is not located adjacent to the public waters. Resolution 2024-XX Page 2 8. The site is not located in the shoreland overlay district. 9. The project is not proposing any wetland impacts. 10. The applicant shall be responsible for all necessary state and local permits. 11. Prior to the issuance of a building permit, the applicant shall obtain a septic permit from Washington County. 12. The site is screened by some trees between the existing house and the road. The house and proposed building addition will be set back approximately 750 feet from the road, and the proposed building addition will not dominate the appearance of the property from the view of the road. ADOPTED by the City Council this 7 h day of October, 2024. Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk ' � � �S1 9F.its'*��.q• +- 4 MW ti .a... .,W. 'rO AV • 7 �. r I F TIf. WF 1 in =50 Ft Address Labels Parcels N /r CITY OF A September 24, 2024 •J EST.1906 Map Powered By Datafi wsb, EXISTIrIC HOUSE NEW ADDITION-30'-0' 30'-0' FIELD FRAME ROOF THIS AREA KJ Z Design CYJSIINC - O _ 0 Custom Nome a Design TDp v rD]I Minnesota 661-143-5229 S_ i FI MA T RIFT nNG 5 1 Ell WLsconsin 71S-671-0702 Ew51NO so1Q[41,C'�ffit:� _ Kenionmm�ae:lan.mm { W 1 r 4 $� p GENERAL NOTE: EVERY EFFORT HAS BEEN # MADE TO ENSUE THESE ? PLANS ARE ACCURATE AND W COMPLETE HOWEVER DIEM -- - HAVE NOT BEEN REVIEWED BY A REGISTERED ARCHITECT OR ENGINEER,AND NO WARRANTIES AM END OR IMPLIED,THEY ARE INTENDED AS A GUIDE FOR DUST IG—/ - - - - _ PERSONS*10 ARE MOWUEDGEABLE ABOUT CONSTRUCTION PRACTCES IT WINDOW / DOOR IS THE RESPORRMTY OF THE BUILDER/W0 OR USERS" STOW VMS - CALL OUT NUMBERS Y ALI a TO ONSDBICDON LIETHros, AND SPECF01MS AND ARE RESPONSIBLE FOR THE SALE.ALL APPLICABLE CM,FRAIBNG AND W. H. BUILDING PRACTICES APPLY. [ki=w U LZ Z 5 0 4 0 WALL BRACE NOTE z NOTE F R N T E L E VAT I O N LINE INDICATES CS_WSP o O �A SNEE BRACING PER COOS SEE PUN FOR PERLOCATIONS LINE® I BRACING S METHOD WALL�tACJNG PER CODE SEE _ 1/4--1'-0" PLAN FOR LOCATIONS 6602.10.5.2 METHOD PFH Q ©LINE INOCATES Prm METHOD WALL PER CODE SEE PLAN FOR LOCATIONS Q R602.10.6.1 METHODLNE AByU WALLINDICATES ABLY ODE SE 1YALL BRACING PER CODE OD PLAN FOR LOCAW NONE: ` CaNTNUeUS IttWE or ENTIRE HOUSE TO USE 2X6 !} SPF STUD GRATE 0 16'D.C. 1 W/�;-OSB FASTENED TO ' {{I. I). '( J S [ { .1 ALL a lS 1 SUPPORTS EL ALL EIIGEs 12'M THE FEUD GENERAL NOTES: W -- — - — 1. SMOKE DETECTORS SHALL BE INSTALLED IN EACH SIETPNO ROOM AND CENTRALLY LOCATED IN THE HALLWAY GONG ACCESS TO EACH ENTSLE PINGTHUS MA A STORY DETECTOR OF THE D'AAEIUNG MIND 1NE m BASEMENT 4ULO HAY£A S AZA= USLO 2. ALL MINODWS LOCATED N HAZARDOUS LOCATIONS(LE:MASTER BATH,LESS THAN 18'ABOVE FINISHED FLOOR OR WITHIN 18'OF A DOOR)ARE TO BE TEMPERED LASS J. STRUCTURAL INFORMATION: ALL STRUCTURAL INFORMATION SUCH AS HFAOQt/BEAM T1PE, LOCATIONS,SIZES,AND LOWING ARE TO BE PROVIDED BY THEN! RESPECTIVE SUPPUERS 4. TRUSSES TRUSS SUPPLER IS TO PROWOE TRUSS DRAWINGS THAT HAVE BEEN CRTFED BY A REGISTERED ENGINEER IN THE STATE OF Plan Number: _ THE PROJECTS LOCATION PROR TO MSTALUnON S. VERIFY FLOOR FHSES W/OWNER 24-1-049 G VERIFY ACTUAL GRADE CONDITIONS ON-SITE.STEP FOOTINGS AS REQUIRED TO MAINTAIN MIN"FROST DEPTH PER CODE S ..'.Foot 7. WINDOWS SPECIFIED ON PLANS VERIFY STYLE,TYPE AND BRAD Lower. =_2 _. OF WINDOW W/OWNER Main: - - Uppec 8. All OPENINGS TO EXTERIOR TO BE CALMED AND FLASHED. Bonus: _ FLASHING IS REQUIRED WHERE ALL ROOF AND VERTICAL SURFACES Finished: - MEET.OR WHERE SIDING MATERBM CHANGES. 9. PROVIDE DRIP RASMNG AT ALL TRIM AND SIDING CHANCES AS Owner. REQUIRED •-r dFF4, RIGHT ELEVATION o AT VIDELEAS ATTIC IS IN UPPER 16:T ION AREA 1D BE EQUAL 1D 1/ISOTH OF ATTIC AREA OR 1/3DD1H OF ATTIC AREA PROVIDED Data: 06 26 2024 AT MUST 50%Is N UPPER PdR110N1 OF ROOF YAM BALANCE N SOFFIT Rev. 11. ICE DAM PROTECTION TO BE APPLED FROM THE EAVES TO A UNE 1/4- =1'-0' 24'INSIDE THE DRERIOR WALL NTH ALL LAPS CEMENTED TOGETHER Sheet No. 12 INSTALL f'OSB'SHEATHING BEHIND ALL SHAKE AND STONE A 1 LOCATIONS(VERIFY) THESE PLANS ARE COP TRIGHTE_,AND ARE SUBJECT TO COPYRIGHT PRO*=CTION. NO REPRDbUC7nON WITHOUT WRI Lr:?E=MISSION COPYRIGHT 2024 KJ NEW ADDITION=30'-0' EXISTING HOUSE Z _Design FIELD FRAME ROOF THIS AREA Custom Home a Design CJ Minnesota 651-243-S229 Tn LTJ VAImonsin 715-671-0202 CdHTMUpIS Rom VENT 0 AenlehmaeMasiln.Eom FIELD W/T 10 EID57IIC MATH nmW I d 6� ..- _ / 0 EVERY EFFOGENERAL NT OTE: R HAS BEEN ESE MADE TO I ENSURE THEY PUNS ARE ACCURATE AND COOPHAVE NOT EENEVER,THEY HAVE NOT BEEN REVIEWED BY A REGISTERED ARCHITECT OR EN IEEt AND NO - MXE - OR IMPLIED.ARE DD'RESSID Dt IMPLIED.WHEY GARE UIDE NTBJOB)AS A CI1DE FOR —_ - PERSONS WHO ARE - - - -=- a IS IHEERESPON ABOUT EAS MyD WINDOW DOOR THE WM/OVM CTION PRACTICES 0 EpSMIC 6 NNE fEEPONSIBUIY OF - _ - - - - CALL OUT NUMBERS THE USERS O THESE PLANS TO CONSTRUCTION ALL DIMENSIONS, AND SPECIFICATIONS ICIEN IONS AS. ND -- - EXSTING ARE.ALL A ISLE FOR THE SAVE.ALL MP'CooAND W. H, BUU FRRANC AND BUIDNG PRACTICES APPLY. Lw� Z 5 0 4 0 --------------------- ----- WAI I ND,E: z REAR ELEVATION � TE5� o_ ®FALL WADING PER CODE SEE PUN FOR LOCATIONS WE INDICATES RACING METHOD WALL BRACING PER CODE SEE 1/4--1'-0' PUN FOR LOCATIONS 6602.1116.2 METHOD PFH Q ©LINE INDICATES PTH METHOD WALL BRACING PER CONE SEE Q PLAN FOR ROGATIONS R602.10,6,1 METHOD ABW WE WNDCATE$AB%CODE SE WALL FORBRAOlJG PER CODE SEE PLAN FOR tDCA1roN5 NOTE: ENTIRE HOUSE TO USE 2X6 SPF STUD 11TA0E 0 I6'O,C. W//r'OA FAS7ENE0 70 �® INTER DAE SUPPORTS fi' ALL EOGES 17"N THE FIELD 75 i GENERAL NOTES: W 1, SMWE DETECTORS SHALL BE ASTAIIED YI T INEACH SUEEPING ROW Z . AND CENTRALLY LOCATED HE HALLWAY DVING ACCESS TO EACH AEt .AREA EACH STORY OF THE DNEWNG AND THE MDE BASEMENT MUST HAVE A S DETECTOR 2. ALL WINDOWS LOCATED N HAZARDOUS LOCATIONS I.E.:MASTER BATH,LESS THAN iO'ABOVE FINISHED ON WITFINISHEDFWITHINIB'OFEnSnNC A DOOR)ARE TO BE TEMPERED GLASS 3. STRUCTURAL INFORMATION: ALL STRUCTURAL INFORMATION SUCH AS HEADER/BEAM TYPE LOCATIONS SIZES,AND LOADING ARE TO BE PROVIDED BY THEIR RESPECTIVE sLPRDERs EMS-" 4. TRUSSES: TRUSS SUPPLIER R TO PROVIDE TRUSSENGINEER EER DRAWINGS WHAT HAVE 1HE CERIVIED BY A REGISTERED T ENSTALL IN THE STATE OF pion NumCer. THE FY2OJEC15 LOCATION PRIOR iD INSTALLATION 5. VERIFY FLOOR FIRM W/OWNER 24-1-049 6. VERIFY ACTUAL GRADE CONDITIONS ON-SITE.STEP FOOTINGS AS REWIRED TO MAINTAIN MONMW FROST DEPTH PER CODE ore F t 7. WINDOWS SPED-ON PLANS VERIFY SIYIE,TYPE AND BRAND Lower. 429 OF WINDOW W/OWNER Mal.: Upper. 8. ALL OPENINGS TO EXTERIOR TO BE CAULKED AND FLASHED. Bonus -- FLASHING ISREOUtlIED W}&nE ALL ROOF AND VERTICAL SURFACES d:z Fniahe 'F=+�• MEET.OR WHERE SLANG MATERIAL CHANGES 9, PROVIDE DRIP FLASHING AT ALL TRIM AND SIDING CHANGES AS Owner: REOURED •:rT NERVY LEFT ELEVATION 10 PROVIDE ATAC VENTILATION.NET FRB AREA TO BE EQUAL TO 1/150TH OF ATTIC AREA OR 1/300TH OF ATTIC AREA PROVIDED Dace: DES 6 2Oz4 A7 LEA SORT 57 50%IS IN UPPER PORTIfIN ON ROOF NTH BAWICE INRev. It. ICE DAM PROTECTION TO BE MPUED FROM THE EAVES TO A LIKE 1/4"=1'-O" 2V INSIDE THE EXTERIOR WALL WITH ALL UPS CEMENTED TOGETHER Sheet No. I2 INSTALL P'OSB'SHEATHING BEHIND ALL SNAKE AND STONE LOCATIONS(VERIFY) THESE PLANS ARE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT P 0 CTION. NO REPRODUCTION WITHOUT RMI SI OP GH 2O24 KJ -/ WINDOW AND FALL PROTECTION p design I- Custom Home Design ALL OPERABLE WINDOWS ABOVE it Des g FINISH GRADE AND LESS THAN 36' cn Minnesob65x-z43•s229 ABOVE ABOVE FINISH FLOOR SHALL o K °2 -0rozor NOT PERMIT OPENINGS THAT EXISTING A ITION ALLOW PASSAGE OF A 4"SPHERE. 4 GENERAL NOTE: ALL OPERABLE WINDOWS THAT o � EVERY EFFORT HAS BEEN ARE 72"ABOVE FINISGED GFRADE MADE TO ENSURE THESE 23'-0' 7'-0' AND LESS THAT 36"ABOVE FINISH >. PLANS ARE ABATE AM COPLEIE.HOWEVER THEY EffiRW FwNwnaL MID 12 c IY mNc B.K FLOOR MUST HAVE WINDOW FALL HAVE NOT BEEN REVIEWED VISTINry N uINDIRI(AACA RNNc YIAi BE jQ9M;,P B,y PROTECTION DEVICES PER CODE BOR Y A INER,AND AAN ARdW1ECt WARRANM ARE ExPREM REQUIRED. t. 2650 ❑A 48" OR IMPLIED.THEY ARE ——_ _ — INTENDED AS A GUIDE FOR PERSONS WHO ARE KNOWLEDA036" CONSTRUCTIONNEP ABOUT IT ! 1` SC I,Owl TA` � WINDOW / DOOR IS THE �'TMYOF / a'-a tIa' �, NOTE: THE UP ISL o PENETRATIONS NEED FIRE CALL OUT NUMBERS , „USERS OF ALL VERIFY ALL ON AND SPECIFICATIONS METHODS,To EXYSTING GARAGE ++ BLOCKING AT MAXIMUM 10'-0' ARE RESPONSIBLE FOR AND I FAMILY D.C. L� SAME.ALL APPLICABLE N07E: AND L'+P c W. I I. BUILDING P�RAC7TIICES APPLY. Ep r u° °mEAYr L NOTE: EXISTING HQCISE, way P-06 / OU�D ALL WINDOW AND DOOR HEADERS TO BE(2)2X10 w U W U T IT cw_BLAB Z Z 6 Par pY UP) UNLESS NOTED OTHERWISE KITCHEN AGGRALAM / Lw -- 5 0 4 0 my �� Blum WARP�A5%ET W!RMOI - ~_ Rao 3—6' m o i' WNT Hd 10d.TAHMO6T4o E ;, < o ALL HEADERS UP TO 4'-1 1" d-o Dad+OR WRNDDYk AEHr L— fe 4y' SINGLE TRIMMER / 9YBACKSIX FROOF. , - WALL BRACE NOTE {' ex ------ __ c - -- ------- OVER V-0" TE "A ALL HEADERS O { YMY rTD�No xla / ypp MECH. ,8'-5 1/a >/ Q)�jleAR DOUBLE TRIMMER UNLESS O Key O 1 NOTED OTHERWISE. WALLINE IN DICATESPER COD SEE PLAN FOR LOCATIONS / SfAigN s� ® OFFICE y NOTE: ©LINE NOM:AIES OF METHOD W7 WALL ING PER CODE SEE ALL HEADER SIZES TO BE PLAN FORA LOCATIONS i ! G VERIFIED BY BUILDER $ LUMBER SUPPLIER BEFORE 6602.10.6.2 METHOD PFH©LINE NDICATES PFH METHOD Ufi STATION BATH i �_ CONSTRUCTION. PAN FORR LOCATIONSING PE DE SEE Q r "I ME LINE INDICES ABW METH OD )VALL BRACING PER CODE SEE PLAN FOR LacanDNs ------ -- -- ----------------- `NOTE: I C 112 HCH It COHC,&K T 13 V BLK ENTIRE HOUSE TO USE D.C.SPF STUD GRADE A 16'O. NOTE:20 W/R OSSDIA FASTENED TO TOP OF NEW FLOOR SYSTEM TO MATCH ALL mas SUPPORTSEL EXISTING GARAGE SLAB. AIL EDGES 12"N THE FIELD 10'-4" 2'-3' 1N-5" TOP OF NEW FOUNDATION TO ACCOMMODATE FOR NEW JOIST,FLOOR SHEATHING AND 24'-0' 1 12'-D' 4'-0" SILL PLATE,ADJUST ACCORDINGLY. W TOP CHORD BEARING TR30, USS AT EAST WALL GENERAL NOTES: I. AND C DETECTORS LOCATED BE INSTALLED M EACH SLEEPING NOON AND CENTRALLY AREA H THE HALLWAY dWEL ACCESS TO FAOi SLEEPING AtaA EACH STORY d'THE DWELLING u81 THE BASEMENT MUST HAVE A SMOKE DETECTOR 2. All WINDOWS LOCATED IN HAZARDOUS LOCATIONS(I.E.:MASTER BATH,LESS THAN 18'ABOVE FINISHED FLOOR OR WTTWN 18"OF A DOOR)ARE TO BE TEMPERED GLASS 3. STRUCTURAL INFORMATION: ALL STRUCTURAL INFORMATION SUCH AS HEMER/BFAM TYPE, LOCATIONS,SIZES,AND LOADING ARE TO BE PROVIDED BY THEIR RESPECTIVE SUPPLIERS l TRUSSES: TRUSS SUPPLER IS TO PROVIDE TRUSS DRAWNGS THAT HAUL BEEN CERTIFIED BY A REGISTERED ENGINEER N THE STATE OF Plan Number: THE PROJECTS LOCATION PRIOR TO INSTALLATION 5. VERIFY FLOW FINISHES W/OWNER 24-1-049 6, VERIFY ACTUAL GRADE CONDITIONS ON-SITE STEP FOORM AS FOUNDATION / LOWER LEVEL PLAN OF WIND ro/INTAINOWNER MNBAW FROST DEPTH PER CODE ere Perot 7. WADOWS SPECIFIED ON PUNS VERIFY STwE.TYPE AND GRAND OF VANoow N/OWNER Maln: F' Upper: +�[ JL ALL CPENDIGS TO EMMOR TO BE CAULKED AND FLASHED. Bonus: s_Y 1/4'n1'-0" FUSBNG IS REWIRED WHERE ALL ROOF AND VERTICAL SURFACES F Ished:':_f MEET.OR WHERE SONG MATERIAL CHANGES. 9, PROVIDE DRIP RASING AT ALL TRIM AND SONG CHANGES AS Owner. REQUIRED SCP FT N[our 10. PROVIDE ATBC WNTILATION•NET FREE AREA TO BE EQUAL TO 1/150TH O ATTIC AREA OR 1/3001H OF ATTIC AREA PROVIDED Dote: 06 26 2024 AT LEAST WX IS N UPPER PORTION OF RDOF WIN BALANCE IN Ray. SOFFIT. 11, ICE DAM PROTECTION TO BE APPLIED FROM THE EAVES TO A LINE 24'INSIDE THE DMIOR WALL NTH ALL IAPS CEMENTED Sheet No. TOGETHER I2 INSTAL)'RO"SHEATHING 1ETILND ALL SHAKE AND STONE A3 LOCATIONS(VERFYJ THESE PLANS ARE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROF ON. NO REPRODUCTION VVITHOUT N ERMISSION COPYRIGHT 202 KJ WINDOW AND FALL PROTECTION z _Design Q Custom Nome ALL OPERABLE WINDOWS ABOVE a Design FINISH GRADE AND LESS THAN 36" Mlnnaob 651-2435729 ABOVE ABOVE FINISH FLOOR SHALL RAJ W1somsIn 715-671-0202o NOT PERMIT OPENINGS THAT �0n'rom ALLOW PASSAGE OF A 4"SPHERE. LLl R ALL OPERABLE WINDOWS THAT d �EERALRNOTE: BEEN EXISTING E ADOIi.OH ARE 72"ABOVE FINISGED GFRADEnt j M,�TO EHsuRE THESE - - - - AND LESS THAT 36"ABOVE FINISH PLANS ARE ACCURATE AND �,-0" FLOOR MUST HAVE WINDOW FALL CONFHAVE NOT BEN HOWEVER,THEY PROTECTION DEVICES PER CODE ByA REGISTE EDRAROILTECT OR DIGINE R,AND NO 4'_- 5'-7' 6'-0" 14'-0" WARRANTIES ARE EXPRESSED OR BRl1ED.THEY ARE 6'- FOR 0' '-6" it'-6" PERSONS INTENDEDWHOAARE KNOWLEDGEABLE ABOUT NOTE: WINDOW DOOR �5�;,; OR IT S THE RESPCNSIBLITY OF has" 2650 r A¢ �� �48" ®aa" ALL CHASES AND CALL OUT NUMBERS VERIFY ALL�°"��'° PENETRATIONS NEED FIRE CcHSTwCD MSS BLOCKING AT MAXIMUM 10'-0" � �TOR� (/A/ 2066 N QA 48" O.C. SAME.ALL APPLICABLE �[ L/1U NDRY. --- ___ a _ CURDIN PRANG AND �I LW Y BON TRAY CEILING W, H. BUILDNC PRACTICES APPLY. e / KITCHEN € I ALL WINDOW AND DOOR __ ; 2-B Lw o HEADERS TO BE(2)2X10 w U w U GREAT ROOM 1 j _7 UNLESS NOTED OTHERWISE tL Z L Z NOTE: lE: Cf11.INC FOR' '.STORAc[ 2066 tYP �.. £ 5 0 4 0 ~- S ACE ABDW STAR — o oYDE 6`10" - _ ALL HEADERS UP TO 4'-11" EXISTING GARAGE "ALL 2D68 �' Y�q--_ n SINGLE TRIMMER WALL BRACE NOTE EXIS'TING.AIDUSE j DWG ALL HEADERS OVER 6'0" NOTE. z jPiEDROOM u DOUBLE TRIMMER UNLESS 4B' _ O NOTED OTHERWISE WAL WOCAES ER CODWALL EWAONG PFR CODE SEE PLAN FOR LOCATIONSNOTE: LINE INDICATES OP YETHWON ° ALL HEADER SIZES TO BE ®WAAN FOR L C PER WOE SEEVERIFIED BY BUILDER/ P AN F R LaanDNs LUMBER SUPPLIER BEFORELINE WALW RACIAL S PFH ODESEIZ' 0' ETHOD CONSTRUCTION WALL FOR LO PER S SEE� $ PLAN FDR LOCATIONSCWtl)' ENTRY - Bm R6O2.1O,6,1 METH0D ABW LINE PWk, ero scly -�" ; ❑PLAN FOR L CAnoNINDICATES ASWS��WALL BRADNG PER CODE GE LAJ�as � EATH7 LYP ENTIRE HOUSE TO USE 2X6 2-0iSPF STUD GRADE 0 IV OC. Tn W/ OSB FASTENED 10 o ❑A 48" INTERIIEDIAIE SUPPORTS 6' BENCH -N ALL EDGES 12-IN THE FIELD - 2650 .:fl 48" 265O(2'A) ®48' 7'-5" T-S- GENERAL NOTES: w 6'-0" B'-0" 1. SMOKE DETECTORS SHALL BE INSTALLED IN EACH SLEEPING ROOM z 12'-0' 12'-0" 2'-10' 2'-e- V-8' 14'-10" NO CENTRALLY LOCATED IN THE HALLWAY GIVING AOCESS 10 EACH STEEPING AREA EACH STORY OF THE DIEWNG AND THE BASEMENT MUST HAVE A SHOE DETECTOR 24'-0' 12'-0" 4'-0' 5'-6' 20'-6" 2, ALL WIDOWS LOCATED IN HAZARDOUS LOCATIONS(I.E.:MASTER BATH,LESS THAN 1B'ABOVE FINISHED FLOOR OR WITHIN 1V OF A DOOR)ARE TO BE TEW 01D MASS xl TI =36'-0' �--0" 1 STRUCTURAL INFORMATOI: ALL STRUCTURAL INFORMATION SUCH AS HEADER/BEAM TIPE. LOCATIONS,SIZES,AND LOADING ARE M BE PRONGED BY INEIR RESPECTIVE SUPPUERS 4. TRUSSES - 1RUSS SUPPLIER S TO PROVDE TRUSS DRAWINGS THAT HAVE BEEN CERTIM BY A REGSIIRED ENGINEER M THE STATE OF Pion Number. THE PROJECTS LOCATION PRIOR M OW&LATION 5 VERIFY FLOOR FINISHES W/DAND? 24-1-049 6. VERIFY ACTUAL GRADE CONDITIONS ON-SITE STEP FOOTINGS AS REQUIRED TO MAINTAIN N IMM FROST DEPTH PER CODE erne Foot 7. WIDOWS SPMFED ON PLANS VETWFY STA&TYPE AND BRAND Lower. ?:a:,- MAI N FLOOR PLAN DFWI�DW"' MOIn: 3 Upper: e i 5 R. All OPENHIND 15 REQUIRED TO E WHIR TO BE CAULROOF AN AND FLASHED. B.MuRW.h ;!>;? RASHIHG IS ERDIN WHERE ALL ROOF AND VIItTMAL SURFACES Flntehed: MEET.OR WHERE SIDING MATERIAL CHANGES 1/4"-1'-0' 9. PROVIDE OAP FLASHING AT ALL 11RW1 AND SIDING CHANGES AS Owner: REWIRED 10. PROVIDE ATTIC VENTILATION,NET FILE AREA TO BE EOUAL TO 1/IS0TH OF ATTIC AREA OR 1/3WTH OF ATTIC AREA PROVIDED Date: O6 26 2024 AT LEAST 5ox IS IN UPPER PORTION OF ROOF WIN BALANCE IN Rev. SOFTTT. 11. ICE DAM PROTECTION TO BE APPLIED FROM THE EAVES TO A LINE 24'NSM THE EXTERIOR WALL WTH ALL LAPS CDADNIED TDLEIFIER WPlRI.HT 12 INSTALL}'D58'S EATHING BEHIND ALL SNAKE AND SHINELOCATIONS(VERIFY)r ESE PLANS ARE COPYRIGHTED AND ARE SU JECT TO COPYRIGHT PROTECTION. N R P UCTION WITHOUT WRITTEN PERMISSION KJ1 I I Z Design Custom Home a Design y Minnesota 6S1-243.5229 LLI Wlsmnsin 715-672-0202 ASPHALT SHINGLES Kenjohnsanlnlgn,wm 15y BUILDING FELT 1/2"ROOF SHEATHING W/"H CLIPS PREFAB.ROOF TRUSSES g 24"D.C. � GENERAL NOTE: EVERY EFFORT HAS BEEN MADE TO ENSURE THEE: PLANS ARE ACCURATE AND W P COMPLETE HOVEYER,THEY 1 HAVE NOT BEEN REVIEWED BY A REGISTERED ARCH CT OR 04GIEM AND NO WAAtMTES ARE EXPRESSED OR IMPLIED.THEY ARE INTENDED AS A GUIDE FOR PERSONS WID ARE , NNOWEDGEABLE ABOUT WINDOW / DOOR CONSTRUCTION ERESPONSIBILITY OF IT IS THERESPOVSIBLTTY OF CALL OUT NUMBERS THE OR �°"HISEPLANS TO , VERIFY ALL OMENSNONS CCNSIRUCTION METNCOS, ICE DAM PROTECTION M BE APPLIED FROM II 1! 7HE EAVES TO A LINE 24'INSIDE THE ARE.ALL APPLICABLE AND E EXTERIOR 'I II I AND SPECRSIB WALL WON All LAPS CEMENTED TOGETHER ' j: LL FOR THE yy ;rR=49�M5IIL. R=491NSUL.� MOM FOALING AND W. H. BUILDING PRAGiICES APPLY. - — — — — - - -� Li—i Z_U Fw 5/B'GYP. 5O GYP BD, w 2'-0 POLY VA Y Li Zv_ V.B — — PREF169#D METAL SOFFIT e FASCIA 5 0 4 0 WALL CONST. WALL CONST D"��� '° WRAP WALL BRACE NOTE 2X5 SPF STUD GRADE 0 i6`O.C. s 2%6 SPF STUD GRADE O 16'D.C. W/7/I6'OSB FASTENED TO ONTERUEpATE W/7/16'OSB FASTENED TO INTERMEDIATE SUPPORTS 6'ALL EDQS 12'IN THE FOLD SUPPORTS 6'ALL EDGE�yG S 12'IN THE FFIELDR-2LATION R-21 BATT INSUTAr NOTE, BATT INSU O POLY V.B` POLY V.B. I 1/2 GYP.BD. I/2 Or.BD. LANE 9 RACING PER COD ®'WALL PLAN FOR LOCATIONS 3/4'3/4'T&C FLOOR— 3/4'TTI ROOK LINE C ATESGP EnDD M SHEATHING — _ — — ® RNOAN FOR LOCATIONS SEE 14'FLOOR TRUSSES 19.2'4G 11'FLOOR TRUSSES 19.2'0.G -.•- SPRAY FOAM Q AT RIM 6602.1136.2 MEDIOO PFH ©LWff OiDICATES PFN METHOD WALL BRACING PER CODE SEE Q un,CONSi. RAN FOR LOCATIONS 11 n sD Nc HOSE WRAP LIIE2 METHOD ABW O&C 10 •" �!___.2X6 SPT STUD GRADE 0 is'D.0 LONE BRAVING ABW ODE SE WALL PER E 4f b W/7/16.OSB FASTENED TO INTERMEDIATE PLAN FOR LOCATIONS SE W SUPPORTS 6'ALL EDGES 12'IN THE FIELD R=21 BAR INSULATION ANTE; GONG SLOP( 7 � _ _ POLY V.B. ENTIRE HOUSE TO USE 21f6 2'INSULATIONe 1/2 GYP.90. SK STUD GRADE 0 16'DC. 6 L WATERPROOFING .y t W/M'DIA FASTENEDSUPPORTS TO 4 3 1/2'GONG FLOOR NONE OF STAIR J _ ALL EDGES I SUPPORTS EL 3 1//T CONC.FLOOR .'A ALL EDGES 12'OF IIiE FIELD 6 MLL POLY(12-LAP) BEYOND + 5 WIL POLY�((12-LAP) --• CONC.BLOCK 3 2'INSULAIRN 3 2'INSULATION U 2'I TIOP Oqk UP i OVAL 7 WATERPROOFING • GENERAL NOTES: W 4"DRAIN TILE T 4'DRAIN TILE 1. SMOKE DETECTORS SHALL BE INSTALLED IN EACH SLEEPING ROOMAND CENTRALLY LOCATED IN THE HALLWAY NG ACCESS TO Z 6 AWL POLY(12"LAP) 6 UM POLY(12'LAP) EACH MEOW AREA EACH STORY OF THE OWOWIIING AND THE U UNDER SLAB UNDER SLAB BASOMENT MUST HAYS A SMOTE DETECTOR UNIFORM LAYER OF 3/4- UNIFORM LAYER OF 3/4' CLEAN AGGREGATE 0 aFAN AGGREGATE 0 2. ALL BATH,USS AN lrO NL HAZARDOUS FLOOR WTH RASTER 4'THICK(MIN.) 4"THU RN) DOOR)ATMro BE TEMPERED G�aoR OR WOMN le•� 3. STRUCTLRAL INFORMATION: ALL STRUCTURAL INFORMATION 90 AS HEADER/BEAM TYPE LOCATIONS SIZES,AND LOADING ARE M BE PROVIDED BY THOR RESPECTIVE SUPPLIERS 4. TRUSSES TRUSS SUPPLIER IS TO PROVIDE TRIES DRAYWHS THAT HAVE BEEN CERTIFIED BY A REGISTERED ENGINEER IN THE STATE OF Plon NumOer. BUILDING SECTION THE PROJECTS LOCATION PRIOR ITT INSTALLATION �.G FLOOR F W/ONO 24-1-049 6. VERIFY ACTUAL GRADE CONDITIONS ON-SITE.STEP FOOTINGS AS RECIM TO MAINTAIN MINIMUM FROST DEPTH PER CODE B Foot 7. WIDOWS SPECIFIED ON PLANS VERIFY STYLE,TYPE AND BRANDor WiNcovil W/0*0 Lower. & ALL OPENINGS TO EXTERIOR TO BE CAULKED AND FLASHED. Bonux !i FLASHING IS REQUIREDWIffRE ALL ROOF AND VERTICAL SURFACESEST. Fmiahed::'F Fr N OR WHERE SONG MATERIAL CHANGES, 9. PROVIDE DRR FLASHING AT ALL TOM AND SONG CHANGES AS Owner. REQUIRED "T NF4Vt 10. PRO4DE ATTIC VENTILATION,NET FREE AREA TO BE EQUAL TO SOFFT.H Of ATTIC AREA(R 1/3001N OF ATTIC AREA PROVIDED LEAST SOX IS IN UPPER PORTION OF ROOF WITH BALANCE IN Dote: 06/26 2024 SOFFIT Rev. 11. ICE CAW PROTECTION TO BE APPLIED FROM THE EAVES TO A USE 22C INSIDE THE XTER EIOR WALL WITH ALL LAPS CEMENTED TOGETHER Sheet No, A5 12. INSTALL}"�-MATTING BEHIND ALL SHAKE AND STONE LDCATIONS M" THESE PLANS ARE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION. NO REPRODUCTION VATHOUT WRITTEN P RMISS40M COPYRIGHT 2024 KJ Z Design P Custom Nome Design U Minnesota 651-243.5229 1n LU Wismnstn 715l71-0202 KenjohnsoMesignmm LU O � GENERAL NOTE EVERY EFFORT HAS BEEN uAGE TO ENSURE THESE PUNS ARE ACCURATE AND COMPLETE.HOWEVER,THEY HAVE N07 BEEN RENEWED BY A REGISTERED ARCHITECT OR EMBER.AND NO WARRANTIES ARE EXPRESSED 12 OR IMPLIED.THEY ARE 5 INTENDED AS A WIDE FOR PERSMS WHO ARE ASPHALT SHINGLES NNONIEDGEABIE ABOUT 15/BUILDING FELT CONSTRUCTION PRACTICES,IT 1/2:RODE SHEATHING WINDOW / DOOR IS THE RESPCNSBIMIttOF W/ H CUPS TE BAIDFR/OYMY>i OR PREFAB.ROOF TRUSSES USERS OU 11ESE PIAVS TO 24"D.G. CALL OUT NUMBERS VIRFYALLDNENSKNS 12 KE ow PROTEcrnN ro BE APPLIED FROM ANDCON SP CRCR IONS AS, METH ARE RESPONSIBLE ESPO cenENFOR R T 5 THE EAVES 10 A uNE 24'INSIDE THE E%IEIEDR SS WE ALLIN�F�THE WALL WITH ALL UPS CEMENTED TOGETHER CODES,FRAMING AND R=49 NSOL. R=49 INSIA W. H. WMBW PRACTICES APPLY. �.--.------.-------------- 1 11 LLJ 5/8'GYP.W. 6/8-GYP.BD. POLY V.B POLY V. 1'-O' PREFlM4ffA METAL SOFFIT�FASOA 5 O 4 O �-- - WALL CONST. H 6WRAP'O WALL BRACE NOTE 2K6 SPF STUD GRADE 0 W OO.C.EXISTING GARAGE LIVING ROOM KITCHEN -, z W/7/16' SB FASTENED i0 INTERMEDIATE SUPPORTS 6`ALL EDGES 12'IN THE FIELD NOTE: R-21 BAii NSuIAtGN O POLY V.B, LINE NOICAIES CS-WSP 1/2 GYP.W. 0 WALL BRACING PER CODE SEE PLAN FOR LOCATIONS 3/4'TAG FLOOR 3/4'r FLOOR LINE INDICATES GP METHODSSHEATHING1 SHEATH G — — — — 0 B WALL PER CODE SEE PILL FOR FRR LOCATIONS CATIONS . — IC FLOOR:TRUSSES 19.Y C 14'FLOOR TRUSSES'.19.2-D.C. ASPRRAAIY FOAM 66O21D.6.2 METHOD PFH Q ©TR LINE INDICATES PFN METHOD WAu CONST. PLAN FOR CLOG ATIONCODE Q S�� LINE O.6,1 METHOD ABW 2X6 SPF STUD GRADE 0 16'O.C. ❑D VINE INDICATES ABW MET+oD W/7/16'050 FASTENED TO INRME TEDIATE WALL F PER CODE SEE SUPPORTS 6'All EDGES 12'IN THE FIELD PLAN FOORR LOCATIONS R=21 BATi INSULATION : NOTE WI POLY Y.B. NOTE: HOUSE TO USE 2X6 ® — 1/2 GYP.BD. SPF STUD GRADE 016'O.0 W/R'OSBINTERMEDIATE FASTENED TO NOTE:EXISTING FWNDATIDN.FIELD VERITY K � /2_ 5 ALL EDGES 1 SUPPORTS F 6' UNDERPINNING WILL BE REOUNE0. — —__�� 3 7/2'(%WIC.FLOOR--j _ +J 6 MR (12'MAP) / M BLOCK ALL EDGES 12'IN THE FIELD 6 MR P0. 1ARA,I�p1) I ` Y NSINATDN '3 2'INSIXARON OPTIONAL OPTIONAL 2 WATERPROOFING GENERAL NOTES- w 4'ORAN TILE ,T 4'DRAIN THE 1. SMOKE DEIECRMiS SHALL BE OWNIFD IN EACH SLEEPING ROOM L AND CENTRALLY LOCATED IN THE HALLWAY GIVING ACCESS TO 6 GAL POLY(12'LAP) 6 GAL POLY LAP) EACH SLEEPING MUST HAVE A SMOKES DETECTOR DOUBTING AND THE UNDER SLAB UNDERDER SLAB UNIFORM LAYER OF 3/4' UNIFORM LAYER OF 3/4' 2. ALL WINDOWS LOCATED IN HAZARDOUS LOCATIONS(I-E.:MASTER ECLEAN AGGREGATE 0 CLEAN AGGREGATE 0 BATi,LESS THAN TB'ABOVE F"MD FLOOR OR WITHIN 18'OF C L THICK(MINA 4'TICK(MN.) A DOOR)ARE TO BE TOMED MASS 3. SIMICIURAL*FORMATION: AL STRUCTURAL INFORMATION SUCH AS HEADER/SEAM TYPE, LOCATIONS.SIDS,AND LOADING ARE TO IE PROVIDED BY TEN RESPECTIVE SUPPLIERS 4. TRUSSES TRUSS SUPPLIERIS TO PROVIDE TRUSS DRAWINGS THAT HAVE EBT D CBRTFED BY A REGISTEREDDWEBN IN THE STATE OF Plan Numer:b THE PROJECTS LOCATION PRO TO INSTALLATION 5. VERIFY RM RM90 W/OWNER 24-1-049 BUILDING SECTION 8. YERIFY ACTUAL GRADE COMMONS ON 1O 'S1E STEP FOOTINGS AS REOLMED TO MAINTAIN MNUM MOS T DEPTH PER CODE Foot 7. WINDOWS SPECIFIED ON PLANS VERIFY STYLE,TYPE AND BRAND Lower. OF WINDOW W/OWNER Mom: Upper •>5' d ALL OPENINGS TD EXTERIOR TO 13E CAMILKED AND RUSHED. Bonus: •,��* RASING IS REQUIRED WHERE ALL ROOF AND VERTICAL SURFACES Flnlehed:tE Y MEET.OR MERE SONG MATERIAL CHANGES, 9. PROVIDE DRIP BASHING AT ALL THIN AND SIDING CHANGES AS Owner: REQUIRED _17 ti.iM': 10. PROVIDE ATHC VENT ATOP,NET FREE AREA TO BE EQUAL TO 1/15O1H OF ATTIC AREA OR 1/3OVrH OF ATTIC AREA PROVIDED IDota: O6/26/2024 AT LEAST 5O%IS IN UPPER PDR11DN OF ROOF WITH BALANCE IN Rev. SOFRT. 11, ICE DAM PROJECTION TO BE APPLIED FROM THE EAVES TO A LINE 24'INSIDE THE 9MRIOR WALL"ALL LAPS CEMENTED t0E£11ER Sheet No. I2 NSTALLr'OSB'9EATEINGBEMWALLS'HAKEANDSTONE A6 LOCATONS(VERIFY) THESE PLANS ARE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION. NO REPRODUCTION VATHOUT WRIT PERMISSION COPYRIGHT 2024 - KJ EN G.TRUSSES W/3 1/2" 1 ENG. TRUSSES W/3 1/2" 1 ENO. TRUSSES W/3 1/2 BUTT CUT 024"O.C, SEE BUTT CUT 02d'O.C. SEE BUTT CUT 024"O.C.• SEE _Design PLAN PLAN `. PLAN Z 2400 ASPHALT SHINGLES ti 240y ASPHALT SHINGLES 240/ASPHALT SHINGLES Custom Home 15N FELT ` a Design 151 FELT AIR CHUTE 150 FELT AIR CHUTE 15/32'ROOF SHEATHINGAIR CHUTE UO MInn�m 651-24 2229 15/32"ROOF SHEATHING 15/32`RODE SHEATHING 02 / KenphManHe+ign.mm WATERPROOF MEMBRANE J WATERPROOF MEMBRANE / WATERPROOF MEMBRANE /—R-49 BLOWN INSUL PER LOCAL BLDG.CODE �R-49 BLOWN INSUL PER LOCAL BLDG. CODE �R-49 BLOWN INSUL. `/ PER LOCAL BLDG,CODE ��by WIND WASH BARRIER Q 3 GENERAL NOTE. WIND WASH BARRIER WIND WASH BARRIER S TRUSS BRG.HT. TRUSS BRG.HT. TRUSS BRG.HT` d EVERY EFFORT HAS BEEN SEE ELEVATIONS SEE ELEVATIONS SEE ELEVATIONS # NAOE TO ENSURE THESE METAL ROOF EDGE METAL ROOF EDGE BANS ARE ACCURATE AND METAL ROOF EDGE GYP.BD OVER GYP.BD OVER GYP.BD OVER ?yJ CONREIE HOMklER,THEY 2x6 SUB-FASCIA POLY V.B. 2x6 SUB-FASCIA POLY V.B. 2z6 SUB-FASCIA POLY Y.B. IY H BY AVE NOT MEN REVIEMED A REGISTERED ARCHITECT METAL FASCIA OR ENGIHIOT AND NO METAL FASCIA METAL FASCIA WARRANTIES ARE EXPRESSED OR MPUEU.THEY ARE VENTED SOFFIT VENTED SOFFIT VENTED SOFFIT INTENDED AS A(MIME FOR PERSONS MHO ARE KHOMIDGEABIE ABOUT CN7NSTRUCTON PRACTICES IT IS THE RE:PONRBMITY OF THE BUBDBt/OMTIE.R OR USERS l)i IIIEST:PUNS T. VERIFY ALL MOSIONS, R-20 F.G.INSUL R-20 F.G. INSUL R-20 F.G.INSUL CNSSFEViON IONS AN, TYPICAL WALL TYPICAL WALL TYPICAL WALL ARE MID SPECIRSISUE F AND 7R T CONSTRUCTION CO STRUCTIO POLY V.B. FOR POLY V.B. POLY V.B. SIDING SAME, SIDING SIDING ODOM FRMONG AND HOUSE WRAP HOUSE WRAP 1/2'GYP.BD. HOUSE WRAP 1/2"GYP.BO. 15/32"WALL SHEATHING 1/2"GYP.BD. 81HlDING PRACTICES APPLY. 15/32"WALL SHEATHING 15/32"WALL SHEATHING 2z6 STUDS Ol6 O.C. 2.6 STUDS 016 O.C. 2x6 STUDS 016 D.C. 3/4'T&G SUBFLOCN2 3/4"T&G SIIBFLOOR 3/4" T&G SUBFLOOR ABOVE GRADE GLUED&NAILED GLUED&NAILED GLUED&NAILED PROTECTION: EXTEND 6"BELOW GRADE 18"FLOOR TRUSSES 18"FLOOR TRUSSES 18'FLOOR TRUSSES 7 O 19.2'O.C. 0 t9.2"O.C. O 19.2'O.C. L F.F. G�lZ F.F.ELEV. F.F.ELEV.100'-0" 100'-0' GRADE - ABOVE GRADE �42�1�NSUL. PROTECTION: EXTEND R-20 SPRAY 6"BELOW GRADE — - FOAM INSUL. e� ".x�FIRE PROTECTION PER PROTECTION FIRE PROTECTION Q PER LOCAL CODE GRADE- PER LOCAL CODE PER LOCAL CODE 2.8 TREATED PLATE _ 2x8 TREATED PLATE Q &SILL SEAL &SILL SEAL 6 MIL POLY 1/2"x8"ANCHOR BOLT 6'O,C. 6 MIL POLY 1/2%8'ANCHOR BOLT 6'D.C. SUP SHEET 0 'BOND BEAN SLIP SHEET 0 BOND BEAM EXTERIOR S1DE EXTERIOR SIDE R-15 RIGID INSUL. -- R-15 RIGID INSUL ABOVE GRADE PROTECTION: EXTEND WATERPROOFING 0 WATERPROOFING 0 -p 6'BELOW GRADE EXTERIOR SIDE& EXTERIOR SIDE& TOP OF FDN. TOP OF FDN. GRADE � . 12 CS 12'CONC. BLOCK 12 CS 12"CONIC.BLOCK 2x8 TREATED PLATE 7 &SILL SEAL L 1/2"x8'ANCHOR BOLT 6'O.C. VERTICAL REINF.PER. VERTICAL REINF.PER. LOCAL SORE LOCAL SODE —— — BOND BEAM OVER L26 MIL CONC. OOR n OVER 6 CONIC. POLY 6 MIL POLY SLIP SHEET 0 C/NIC.FOOTING CONIC.FOOTING EXTERIOR SIDE W/2 g4 REBAR CONT. '} OPTIONAL 2'INSULATION W/2 f4 REBAR CONT. OPTIONAL 2"INSULATION 4'CLEAN AGGREGATE ' 4 CLEAN AGGREGATE 4"CLEAN AGGREGATE Plan Number. WEEP TO INTERIOR WEEP TO INTERIOR WEEP TO INTERIOR DRAIN TILE LOOP DRAIN TILE LOW GRAIN TILE LOOP 24-1-049 EXTERIOR 4' EXTERIOR 4' EXTERIOR 4' DRAIN TILE INTERIOR 4'DRAIN DRAIN TILE INTERIOR 4"DRAIN DRAIN TILE INTERIOR P4'DRAIN TILE LOOP TILE LOW S:..ara Foot Lower, 5`Z'F Malm: .+h er: SI Upp1 Bonus 3xF SF Pnlehed:tF3r°±' FRONT WALL SECTION TYPICAL WALL SECTION TYPICAL WALL SECTION. y - Date: O6 26 2024 Rev. 3/4" = V-0" 3/4" = V-0" 3/4" = 1'-0" Sheet No. A7 THESE PLANS ARE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION. NO REPRODUCTION WITHOUT VARITTEN PERMISSION COPYRIGHT 2024 PA,EL LENGTH PER TFRE R6o210 5 —CS,t.itN'Jd16RIM ADOETlONAI_PRAtMNG FULL-tEH`rl"41IX.dG!tNVC fl3tt-rElGa�Ti3t.ti�'tp+c: _ - —• GNS tPsLI Y. KJ JOIST �MEFABER OIRECILYABOVE COfttecu KA ALOMR LTENGYTI ; . SPACED VFAL.L PANLL WIACED INAEL PAWL .f—OR GANOa.1Q6T1� � � - _ - t Of$WAfFO WALL PANEL Design IF 44 PEftsEn:lcteJsfR tfLR►i►JG MNJ 5VUR L0 7PJVINELP 14CLE c t LnEO a Custom Home i SSIUCTURALPANEL aF�IOINRiGPFf1E4Et;af-�.:ttFL.aEE! a Design SXEATHIN6.ON ONE fxCE 9VFR AIM N FATTEtE.DT 1 COMMON Minnesota 651-243.5229 Sd TI�'Ti'K).C-ALOfv6 �`—TOE MW 34d "•!! It OE.Mt)`.G � F,tA1tnY, GO UJ •B17 r7 O G.ALONG BRAC£D AVAIL P4JEL NAILS AT EACH —3r!.ry 8 OC.AadNG sRAr D wAix F+A/w'[L IXATlPI.E sTUDs PEaLwEa __ •� wTacorain nsan-0xo2 f +erJ 7x+tfaAMAfCswJ � Nentm,eoo4e,lee.m,n H#§AGED VWV.t PfWEL BLOCKING i BFIACfD WALL vAAJE1 — aC cgMEluWaaoFL:and H,ll,s sg a' c,-Frrut:tEvr.Er F'tanNM,-.cx ,rTxRv AND�r OC HF,A.Ef"'sE5 Ill 1 J 12Tf•gL0.00WIT OR�2i STRAP TYPE FCN THE FRTSr OF 2Jt.14^, Q g$ GENERAL NOTE: •�--6TRACED WALL PANG kNwOft MR rFR•E R507 11041 JM„ .' � EVERY EFFORT HAS BEEN a--SRAE(T Wk-L PANEL m 07 EACHLWwWFOaLtAalrY', �`., CTttr1XIDER wE•VCR A'I RECJ,R90 � MADE TO ENSURE I!ESE m�!.0 5rRAP-tYPE ANCHORS SFMLL BE PLANS ARE ACCURATE AND --STiACEO WALL PANEL �BRAtEt1 WALL FA,4EL ai•- -BFAACED YA,ALI P.AI�Ei: P(RMIrTED TDB£AITACHEOOVER ' COMPLETE.HO11ElfR,THEY I THE w0003TRIACTURn PANEL 1, IY HAVE NOT BEEN REVIEYEO f�CATNIT BY A RECISTEAEO ARCHITECT 0 v AT RITERiMt T_rPPORTSNO WALL.ALtI#R:I EACH31r00 Ta`OC.ALONG 3.160 7N'OC ALONG #AtiEt MUSTBEOOVN O to WARRANTIES R,AND F BRACED WAtr-PANEL 3.TbR `5'LLPALONG I 3-OW GME T II r / ftpA=wktAvvEL rocaNatETEfoorr OR OR sTHE n BIRAGxO»ALt PANEL 9LOGriIA,C MEMBER COFJCRE7E falRa10.T18t1 OR IMPLIED.11EY ARE wALL CONIMi>OlJ9O4'Ek �- EIIM JT&KftTGIN`u t*'k4f1lTAi1-0 INTENDED AS A(11mE FOR ERAC IDWALLUle PERSONS WHO NE f _ I/ GNt let$AaTOP A!C wtT nZM t-P e.c is MHMM Al 040MIDGEABE ABOUT axSTRUCTON PRACM IT IS THE--t.t,3aNAiS BUEDER aROF I=AA:k SCL+E; USERS OF THESE PLANS TO PERPENDICVll1R FRMANG , ��.�,A �.C':.-' _`— —� VERfY ALL DMEHSONS. ��— CONSTRICTION fEIHOOS, AND SPECIRCATiONS AND AW)TX�CONTP:t1tNJ5 RIM r�E�>,%AL FRAMING •C MI E3+EL0'tl' FaL4iEn"T BLOCKING y,lt7 puME.TERArtngR --_r - TurN SNL'U FCGTeJG ZE UNDER ARE RESPONSIBLE FOR THE 11 IS'O.C.ALONIs'1'E1GHf BLOF.RING 11OI.TS L0CFT6a BET.,yEE!J 4F ErRf;a IS fYY 17 A TIPOifC•N:4'H SALE.ALL APPLICABLE T]Ft END,lOCiT l7tACEJ'N•ALL PANE:. "RAC'EO ViALL PANEL •—'"ITN+ GOTi7kYlOEAS ALOAFG L£NGTO4 #L T3!r of EACHErn a Of C I NFLL IR x 17 A TO$cacR SAM.ALL APPL No OR BAxSTJWSt OF SA4c ll)WA"CAMEL ,HE$ECMEII, IFEI#r;"SL BUILDING PRAcnraS APPLY. BRACED WALL PANEL CONNECTION WHEN BRACED WALL PANEL CONNECTION R602.10.6.1 METHOD ABW PARALLEL TO FLOOR / CEILING FRAMING WHEN PERPENDICULAR TO FLOOR / CONSTRUCTION DETAIL QOVT•NJOCAYY.TPGAT,M�IERACSI CEILING FRAMING f'l z E+RENrrs eu�R w»IT,oueLe>nxi,� s 7w,;eHAcu vrecv_ava�e E%IIJJTOF:lEM�iMi7yI�V�.igrnORTALFIiAME � ,/ I o — "ePYe�FSP, c`dou,-u"MFYP"�"a)t TEv�aysLRnPflEn ' 'Nab, f q F� tT! fi __ [ TYtUDIkN. x SHEAT_NE ••\ +'Asl.LINE �Ba2, •eL±R lt.. r2_ l — ..._ ... _ - _. f t t•t+.a AW �11y acifwsA STEM as � w:TH YAOOs1a,JCx,aM. e�:w sri 5�ACtA'ti UME7.PcpcsOv iV�e�.u;i�'r vcM�x- p�E I - _ ,�y� tkA� �� sHffOE0.9uvFs A � I � C�OArV�aI�OA�CiRYAV�b�N�iBaloY GrtO ' I� 5!L%:E6p7yLG�ESpS�epl,lu. }/ LgV�1�VidP 1 NA71EtdAS�NRNM ' 'lWf D7OKiM1N04i 1*I ,F�.AfflilNlil NfJ 6FR TO ACR 01RA• a _�' w'm NT. , PROVECTIONTING r 's Tneozaaea8`Neo'�isc�SCFa°EEtJA>�stF '� s��I,yR t �"T•, C`AtauAT �PERSN1202ECTIO .2 EDGE NAILING PER t B (NOT SHOWN) TABLE2304.10.2(TYP) II NCAr7,KA6L6aGE F"TI"AN. ,... . C �--MAIDog�zsxR uxautnvcREnw•i uN � ,w w x EDGE NAILING PER °'�` %PA=DlMAUPEs Ar GEyCL—y d1AACEp/IA EflNYELAT s•nErxw000 sfteTCTcJMw.aAwttsNFATNNs i' T,x+i uu� ps9,T�MMwLIFURAL TABLE 2304.10.2(TYP) ROOF SHEATHING ExooFRAh"aw"LNE EA�eTr ewceEa YsaELwE. T �� }{yy�,1NL OrArMDYAR }}/��J17ETIMaxNAT:iAT ' FRAUE WRSTaUCT�A:9-- RIRwYN IK: eLoaiew,.rs,susli�Y#. ; I 'ti--,a,Dws1.Er..PeuT ATTACH BLOCKING TO ;, � £FLD cONO(iTON� FMO COPIORgN x AM'J.favoTJ+CF.ANEI.+'fEA wtflnElee 1, ac,nawYO F YYq A F' LTERANC F3AaCCPr II I YU°°r�ni s•w I BRACING- TRUSS TOP CHORD & A1HEh�« *�a, v ABLE 2304.10.2 "AL,A naAaELia ITEM 1 • I .+u9cGCuEo.-ca sEcr�u7Wri,eukYH j; L.1MA[,kArk WASJRiIi ' " 1 (� .E'a �s-,reFo •'to.:ate' �'e q -r{. �4 2x8LOCKING f ISM{ SIDES Bt WEB FILLER. FILLER z OVE R CONCRETE,OR MASONRY SLOCN FOUNDATION + L�AlG,EXi secrsPEH 4 ATTACH PER TABLE BETWEENTRUSS t a� RcmePJTm�.ts v 2304.10.2,ITEM 1 WEBS FTET11RrJ- I - Ii P-AAT A!r•�r� ' 2xFLAT AT�JD�P.RA�I:DY�,LLE«AE "�-.� ,NM „� OS•M NNALIFA BRACED WALL IMF�L wacasTJyciw,TtPAAEL NALsckE�-�ML gCIIEA THwO 1 t11A f 10'IAAJt FY1A�f1MLa r�oRxwf nTOPOFswNO ioJNaTu H£WR T1c�MbN - wsscLE BLOCKING SURE W-105 IAxERRIjtt ;iTu°; °S1 €NDcorDErEON;t eN0coNoarEDN4 2k_—.iq-: YERIfYL"J1F41%7t� - � 1j YSi .ATiIE' t NE IRE9UMPfEMIIEMTT4 93 f aRAi:£2R HALL tE - waooai+ttcaamwJELsAT«vswN rwr�awomPa A r —= AaFaaew�, BRACING WALLBRACING MCPraP.rN, 2 � st.nnEa.th VaRAM:O:iT PRE-ENGINEERED LIE-"Ru s xi�o0M.Al!aTuLOOR-�o a�J� R BRACED WALL CIPTIM TRUSSES BELOW NOT SHOWN f VZkir ,"A Ww" MM LINE stwM+u fbiorbmeTd a I q T vv_ NAILING IN f, a 2A.Aormatw."M�ay,oRl wd**,Ti � ACCORDANCE Y0I°'" `°'Ea" `M" 24-1-04970`0 WO Tt..AS1AEa „ Ft7ADJsNUT4 v3o'� E10 m WITH TABLE 2304.10.2,6'-0 MAX ITEM 1 t' SWftCAbJ=ylay dd%"Okl- Yt tw [llow l�g"torrmd to 1! OI OfEIa odWict. NM %: SI�Wtio44Y tlo lhar tfet awe#A=PRDVEL 6iW✓ y >•AMiL.P4AFi SECTION � ELEVATION IP IELf kLE,OWOn 9r 4IJCFTra„IIr+O EMIfrM oiJ R,J=ca1 Exa coNTNrrN>tR s MCIn OVER RAISED WOOD FLOOR-OVERLAP OPTION WNERERVCIA;sntlAP,latAf3 WEV 94SCJ t:k RV o!'NdT BOnIIA FRONTELEVA'.'ION SECTION Finished: =.f�' CS-PF BRACED WALL PANEL BRACED WALL PANEL CONNECTION CS BRACED WALL PANEL Dwner CONSTRUCTION DETAIL OPTION TO PERPENDICULAR RAFTERS CONSTRUCTION DETAIL OR ROOF TRUSSES. Dote: 06/26 2D24 Rev. Sheet No. A8 THESE PLANS ARE COPYRIGHTED AND ARE SUBJECT TO COPYRIGHT PROTECTION. NO REPRODUC710M WITHOUT WRITTEN PERMISSION COPYRIGHT 2024 Agenda Number D 3 CITY OF HUGO COMMUNITY DEVELOPMENT DEPARTMENT PLANNING AND ZONING APPLICATION STAFF REPORT TO: Hugo Planning Commission FROM: Rachel Juba, Community Development Director SUBJECT: Zoning Ordinance Text Amendment—Amend Central Business Zoning District (C-1) to specifically allow Tobacco Shops as a permitted use. DATE: September 23, 2024, for the Planning Commission meeting on September 26, 2024 1. OVERVIEW: There has been a request of the new property owner of 14815 Forest Boulevard North to locate a tobacco shop in the former Premier Bank location attached to the convenience store. This property is located in the Central Business Zoning District (C-1), which allows a wide variety of retail sales of merchandise, including convenience stores, restaurants, and drive-through businesses. However, tobacco shops are listed specifically in the General Business Zoning District (C-2) and the City Code states: "Where a land use is stated as a principal, accessory, or conditional use in any zoning district, that use shall not be permitted in any other zoning district where it is not specifically allowed as a permitted, accessory, or conditional use." Therefore, currently a tobacco shop is not allowed in the C-1 district. It is unclear to staff why the C-1 district does not list tobacco shops as a permitted use. 2. ANALYSIS: Tobacco shops because of the nature of operations relates to convenience stores, restaurants, and drive-through businesses which are allowed in the C-1 district. Convenience stores are allowed to sell tobacco products with licensing. Permitting tobacco shops in the C-1 district has not been considered until the recent proposal. It is in staff s opinion that a tobacco shop would be an appropriate use in the C-1 district. The use would be compatible with the retail-based uses permitted in the district. 3. RECOMMENDATION: The staff recommends approval of the attached text amendment ordinance. ATTACHMENT: Text Amendment Ordinance ORDINANCE 2024- AN ORDINANCE AMENDING CHAPTER 90,ARTICLE IV, SECTION 90-103 TO ADD TOBACCO SHOP AS A PERMITTED USE THE CITY OF HUGO ORDAINS: Section 1. The City Council of the City of Hugo does hereby amend Chapter 90, Article IV, Sections 90-103, to insert the following under permitted uses: (27) Tobacco Shop Section 2. Severability. In the event that a court of competent jurisdiction adjudges any part of this Ordinance to be invalid, such judgment shall not affect any other provision of this Ordinance not specifically included with that judgment. Section 3. Effective Date. This amendment shall take effect upon its passage and publication. ADOPTED BY THE HUGO CITY COUNCIL ON OCTOBER 7, 2024 Tom Weidt, Mayor ATTEST: Michele Lindau, City Clerk 1